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Florida Residential Contract

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Contract for the Sale and Purchase of Real Estate (No Broker)

For good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged,

, “Seller” whether one or more, and

, “Buyer” whether one or more,

do hereby covenant, contract and agree as follows:

1. AGREEMENT TO SALE AND PURCHASE: Seller agrees to sell, and Buyer agrees to buy from Seller the property described as follows:

County, Florida.

Address:

Tax ID Number:

Legal Description (or see attached exhibit):

Together with the following items, if any: (Strike items to be retained by Seller)

Except the following property which is not included (list items not included):

All property sold by this contract is called the "Property."

2. SALE PRICE: The parties agree to the following sales price:

Item Amount Amount
Purchase Price
Earnest Money
New Loan
Assumption of Loan
Seller Financing
Cash at Closing
Total (both columns should be equal)

If the unpaid principal balance(s) of any assumed loan(s), if any, as of the Closing Date varies from the loan balance(s) stated above, the cash payable at closing will be adjusted by the amount of any variance.

3. FINANCING: The following provisions apply with respect to financing:

CASH SALE: This contract is not contingent on financing.

OWNER FINANCING: Seller agrees to finance dollars of the purchase price pursuant to a promissory note from Buyer to Seller of $ , bearing % interest per annum, payable over a term of years with even monthly payments, secured by a deed of trust or mortgage lien with the first payment to begin on the day of , 20 .

NEW LOAN OR ASSUMPTION: This contract is contingent on Buyer obtaining financing. Within days after the effective date of this contract Buyer shall apply for all financing or noteholder's approval of any assumption and make every reasonable effort to obtain financing or assumption approval.

If financing or assumption approval is not obtained within days after the effective date hereof, this contract will terminate and the earnest money will be refunded to Buyer.

If Buyer intends to obtain a new loan, the loan will be of the following type:

Conventional VA FHA Other:

4. EARNEST MONEY: Buyer shall deposit $ as earnest money with upon execution of this contract by both parties.

5. PROPERTY CONDITION:

Seller’s disclosure of lead-based paint and lead-based paint hazards is required by Federal law for a residential dwelling constructed prior to 1978.

An addendum providing such disclosure is attached is not applicable.

Buyer and Seller agree to the following concerning the condition of the property:

Buyer accepts the property in its "as-is" and present condition.

Buyer may have the property inspected by persons of Buyer's choosing and at Buyer's expense.

All inspections and notices to Seller shall be complete within days after execution of this agreement.

Buyer accepts the Property in its present condition; provided Seller, at Seller’s expense, shall complete the following repairs and treatment:

Utilities:

Water is provided to the property by , Sewer is provided by .

Gas is provided by .

Electricity is provided by .

Other:

The present condition of all utilities is accepted by Buyer.

ENERGY EFFICIENCY: Buyer (check one) acknowledges receipt of waives receipt of the Florida Building Energy-Efficiency Rating System brochure.

RADON GAS: Buyer may, within the Inspection Period, have an appropriately licensed person test the Property for radon.

PERMITS DISCLOSURE: Seller does not know of any improvements made without required permits.

MOLD: Buyer should contact an appropriate professional if concerned about mold.

FLOOD ZONE: Buyer is advised to verify flood zone information.

FOREIGN INVESTMENT IN REAL PROPERTY TAX ACT (“FIRPTA”): Seller shall inform Buyer if Seller is a foreign person.

SELLER DISCLOSURE: Seller knows of no facts materially affecting the value of the Real Property which are not readily observable.

HOMEOWNERS’ ASSOCIATION: If membership in a homeowners' association is mandatory, an association disclosure summary is attached and incorporated into this Contract.

6. CLOSING: The closing of the sale will be on or before , unless extended pursuant to the terms hereof.

7. TITLE: Seller will convey marketable title to the Property by statutory warranty deed or trustee, personal representative or guardian deed as appropriate to Seller's status.

(a) Title Evidence: Seller will, prior to closing, deliver to Buyer Seller's choice of title evidence.

(b) Title Examination: Buyer will examine title evidence and deliver written notice within days.

(c) Survey: Buyer may have the Property surveyed at Buyer's expense.

8. APPRAISAL AND TERMITE INSPECTION:

Any appraisal of the property shall be the responsibility of Buyer Seller.

A termite inspection is required not required.

9. POSSESSION AND TITLE: Seller shall deliver possession of the Property to Buyer at closing.

Title shall be conveyed to Buyer as .

10. CLOSING COSTS AND EXPENSES:

Closing Costs Buyer Seller Both*
Attorney Fees
Title Insurance
Title Abstract or Certificate
Property Insurance
Recording Fees
Appraisal
Survey
Termite Inspection
Origination fees
Discount Points
If contingent on rezoning, cost and expenses of rezoning
Other:
All other closing costs

11. PRORATIONS: Taxes, interest, maintenance fees, assessments, dues and rents, if any, will be prorated through the Closing Date.

12. CASUALTY LOSS: If any part of the Property is damaged or destroyed by fire or other casualty loss after the effective date of the contract, Seller shall restore the Property or Buyer may elect a remedy.

13. DEFAULT: Remedies for default are as provided in the contract.

14. ATTORNEY'S FEES: The prevailing party is entitled to recover costs and reasonable attorney’s fees.

15. REPRESENTATIONS: Seller representations survive closing.

16. FEDERAL TAX REQUIREMENT: Applicable withholding requirements may apply if Seller is a foreign person.

17. AGREEMENT OF PARTIES: Entire agreement clause.

18. NOTICES:

To Buyer at:

Telephone ( )

Facsimile ( )

To Seller at:

Telephone ( )

Facsimile ( )

19. ASSIGNMENT: This agreement may not be assigned by Buyer without the consent of Seller.

20. PRIOR AGREEMENTS: This contract incorporates all prior agreements between the parties.

21. NO BROKER OR AGENTS: The parties represent that neither party has employed the services of a real estate broker or agent.

22. EMINENT DOMAIN: If the property is condemned by eminent domain, the parties shall agree to continue the closing or cancel this Contract.

remain valid with Buyer being entitled to any condemnation proceeds or be cancelled and the earnest money returned to Buyer.

23. OTHER PROVISIONS

24. TIME IS OF THE ESSENCE IN THE PERFORMANCE OF THIS AGREEMENT.

25. GOVERNING LAW: This contract shall be governed by the laws of the State of Florida.

26. DEADLINE LIST (Optional) (complete all that apply).

Deadline Date
Loan Application Deadline, if contingent on loan
Loan Commitment Deadline
Buyer(s) Credit Information to Seller
Disapproval of Buyers Credit Deadline
Survey Deadline
Title Objection Deadline
Appraisal Deadline
Property Inspection Deadline

EXECUTED the day of , 20 (THE EFFECTIVE DATE).

Buyer

Buyer

Seller

Seller

EXHIBIT FOR DESCRIPTION OR ATTACH SEPARATE DESCRIPTION

Receipt

Receipt of Earnest Money is acknowledged.

Signature:

By:

Address

City State Zip Code

Date:

Telephone ( )

Facsimile ( )

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What the Florida Residential Contract Is

The Florida Residential Contract is a standardized purchase agreement commonly used for residential real estate transactions in Florida. It sets the terms between buyer and seller, including price, financing contingencies, inspection periods, closing date, prorations, and property condition disclosures. The form allocates responsibilities for title, closing costs, and default remedies, and it may reference additional county or local addenda. Real estate licensees and attorneys typically use the contract to document offers, counteroffers, and accepted agreements. Parties should ensure all blanks are completed accurately and that any handwritten changes are initialed by all parties.

Why the Contract Matters in Florida Transactions

Using the Florida Residential Contract clarifies material terms, reduces negotiation ambiguity, and creates an enforceable written record acceptable in Florida courts. It aligns with standard brokerage practices and helps manage timing, contingencies, and allocation of closing costs between buyer and seller.

Why the Contract Matters in Florida Transactions

Who Typically Prepares and Signs This Contract

Primary users include real estate agents, buyers, sellers, and closing attorneys who complete and review Florida Residential Contract forms.

  • Licensed Florida real estate agents preparing offers and counteroffers on behalf of clients.
  • Buyers and sellers when negotiating purchase price, inspection periods, and financing conditions.
  • Title companies and closing attorneys handling title, escrow, and closing logistics.

Stakeholders should confirm contract form version and use applicable local addenda to address county-specific disclosures or municipal requirements.

Principal Sections to Review Carefully

Key contract sections define contingencies, financing, inspections, title obligations, closing logistics, and remedies for default within the Florida Residential Contract.

Contingencies

Inspection, appraisal, and financing contingencies state required actions, cure periods, and notice timelines; carefully document deadlines and required delivery of inspection reports to avoid termination disputes or missed cure windows.

Financing

Identify loan type, lender name, finance contingency period, and seller financing conditions; include precise dates and funding contingencies so the contract reflects whether financing approvals affect closing obligations.

Inspections

Specify inspection scope, time to request repairs, obligations for repair estimates, and how credits or seller repairs will be managed prior to closing to reduce later disputes.

Title & Closing

Assign title company, state seller deliverables, set prorations and closing cost allocations, and specify conditions for clear title and required title insurance coverage at closing.

Default Remedies

Define remedies for buyer or seller default, include earnest money disposition, cure periods, and whether specific performance or termination is available under Florida law, and identify statutory remedies.

Additional Addenda

Attach HOA, lead-based paint, flood zone, and local county addenda as applicable; these attachments modify contract terms and must be initialed where required, and serve as county disclosures.

Sequential Checklist for Completing the Contract

Follow this sequential checklist to complete the Florida Residential Contract accurately and consistently for single-property sales.

  • 01
    Prepare Parties: Enter full legal names for buyer and seller as on ID.
  • 02
    Set Price and Terms: Record purchase price, earnest money, and financing contingencies.
  • 03
    Inspection and Repairs: Specify inspection period, repair credit process, and deadlines.
  • 04
    Closing Details: Provide closing date, title company, prorations, and possession terms.

How to Configure a Signing Workflow

Set up the signing workflow to match Florida Residential Contract conditional fields and signer order.

Field Configuration
Signer Order Set sequential signing: buyer then seller.
Authentication Use email link or SMS verification for signer identity.
Conditional Fields Show financing fields only if financing selected.
Delivery Attach executed copy to all parties and to title company.

Technical Considerations for eSubmission

Electronic completion and eSubmission reduce in-person steps and make it easier to coordinate signatures across multiple parties.

  • File Formats: PDF and DOCX supported.
  • Integrations: Works with MLS, Google Workspace, and NetSuite.
  • Authentication: Email, SMS code, and advanced options.

Typical Routing from Offer to Recording

Overview of where to send and how parties exchange the Florida Residential Contract during offer and closing phases.

  • Upload & Send: Upload final contract, place signature fields, and send to parties.
  • Signers Receive: Each signer gets an email or link to review and sign.
  • Title & Escrow: Provide executed copy to title company for closing and recording.
  • Record Filing: Title company records deed and updates public records after closing.

Security and Compliance Highlights

Encryption: TLS 1.2/1.3 in transit; AES-256 at rest.
Certifications: SOC 2 Type II, ISO 27001, PCI DSS.
HIPAA: BAA available for covered workflows.
eSign Laws: Compliant with ESIGN and UETA.
Audit Trail: Full audit trail with timestamps and IPs.
Accessibility: WCAG 2.0 Level AA compliant.

Consequences of Errors or Omitted Information

Tax Penalties: Incorrect TINs trigger backup withholding.
1099 Filing: Late 1099s incur per-form fines.
I-9 Violations: Paperwork errors risk DHS fines.
Contract Voidance: Material omissions may render contract void.
Title Delays: Missing signatures delay recording.
Notary Noncompliance: Improper notarization risks rejection.

Common Preparation Pitfalls to Avoid

  • Leaving blank or ambiguous financing provisions creates disputes and can void financing contingencies if lender deadlines are not explicitly stated.
  • Failing to attach required county or HOA addenda leads to missing disclosures and may delay closing or permit rescission by the buyer.
  • Using initials in place of full signatures without clear contract language can result in signature challenges and recording rejection.
  • Incorrect property legal description or omitted parcel identification causes title problems and can require corrective deeds or extended title searches.

Comparison: signNow and Other eSignature Vendors

Compare basic pricing and feature availability among leading eSignature vendors for signing and managing Florida Residential Contract documents.

signNow DocuSign Adobe Sign PandaDoc HelloSign
Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Free Trial Yes, 7-day trial No No Yes, limited Yes, limited
Bulk Send Yes Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Yes Yes No No

Frequently Asked Questions and Practical Answers

Answers to frequent questions about completing, signing, and validating the Florida Residential Contract, including eSignature and notarization concerns.


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