Contract to Close in Florida: Your Home Buyer Timeline From Accepted Offer to Keys
Your offer was accepted. Congratulations. Now the clock starts, and in Florida the clock matters. I wrote this guide so you always know what is happening, what is due, and what I am handling for you. I have closed deals in Martin, Palm Beach, St. Lucie and the surrounding counties for 17 years, and the buyers with the smoothest closings are the ones who know what is coming. Your exact dates are on the Important Dates sheet I send you, because every contract is different. This guide explains what those dates mean and why they matter.
1. Offer accepted: the Effective Date
The Effective Date is the day the last party signs and delivers the contract. Every deadline in your contract counts from that day. The same day, I confirm it, build your Important Dates sheet, put each deadline on a calendar with a reminder 48 hours before, and send the contract to your lender and the title company.
2. Earnest money deposit
Your initial deposit is due the number of days after the Effective Date written in your contract. Missing it can put you in default, so do not wait for the last day. Before you send any money, call the title company at a phone number you already trust, or the number I give you, and confirm the wiring instructions out loud. Wire fraud is real in Florida. Never act on emailed instructions without that call. Once your deposit is in escrow, our complimentary concierge service transfers your utilities, internet and more for you to take away the stress. Prefer to do it yourself? Here is every provider by county and city.
3. Inspection period: your free look
In the standard Florida As Is contract, you have an inspection period (commonly 10 to 15 days, check yours) to inspect the home and cancel for any reason, with your deposit returned, as long as you deliver written notice before it ends. This is your most powerful protection. I book a general inspection right away and recommend adding a wind mitigation report, a 4-point inspection, a roof inspection when the roof is older, a termite (WDO) inspection, and a sewer scope or septic inspection where it fits. If something comes up, we decide together whether to negotiate repairs, ask for a credit, or walk away. Deadlines that land on a weekend or holiday roll to the next business day, but I never plan to the last minute.
4. Homeowners insurance
Start insurance quotes the first week. In South Florida, the roof age, wind mitigation credits and flood zone change your premium a lot, and your lender will not close without a binder. Ask me about flood zone before you commit. A quote that surprises you at week four is a problem I would rather solve in week one.
5. Financing and the appraisal
If you are using a loan, your contract has a loan approval date. Your lender orders the appraisal and needs your documents quickly. From the day you apply until the keys are in your hand: do not change jobs, open new credit, make large purchases, or move money around without telling your lender. If you do not have a lender yet, I am happy to introduce you to people I trust, including Buddy Hawkins at Elio Mortgage, and you are always free to use your own.
6. Title, survey, HOA and condo approvals
The title company searches the title and delivers a commitment by the title evidence date in your contract. If there is a lien or an issue, the seller must cure it. If the home is in an HOA or condo, you may need to be approved by the association, and Florida gives you rights to review the governing documents. I track every one of these so nothing is waiting on you without you knowing.
7. Clear to close and your Closing Disclosure
Your lender must give you the Closing Disclosure at least 3 business days before closing. Read it line by line with me. Certain changes, such as a new loan type or a significantly different APR, restart that 3-day clock, which is another reason to avoid surprises. Your title company will tell you exactly how much cash to bring, and how. Verify wire instructions by phone before sending anything.
8. Final walk-through
Usually the day before or the morning of closing. We confirm the home is in the agreed condition, repairs are complete, and everything that should stay, stays. If something is wrong, we raise it before you sign, not after.
9. Closing day
You sign, the lender funds, the deed is recorded and you get the keys. You own the home starting the day of closing, and the seller is responsible through the day before. Bring a government photo ID. Plan on about an hour.
10. After closing: the part most agents skip
Within days I send you a plain-English homestead guide for your county. In Florida you must own and live in the home as your permanent residence on January 1, and file by March 1, to receive the homestead exemption and the Save Our Homes cap that limits yearly assessment increases to 3 percent. If you buy late in the year, you file the following January or February. I get it to you in writing so you do not miss it. I also remind you about your change of address, saving your closing documents, and your first maintenance checklist. After you are settled in, I will ask for an honest review, because the best compliment you can give me is helping the next family find me.
My connections, so you never have to hunt
- Utilities concierge. Our complimentary concierge service transfers your electric, water, internet and more so you do not have to. Free to you. Or start service yourself, by county and city.
- Lender. I introduce lenders I trust, including Buddy Hawkins at Elio Mortgage. You may always choose your own.
- Title and closing. My default title company is Truly Title, Inc. (Melissa Franz, Vice President and Licensed Title Agent, (772) 249-1413, [email protected]). Every deal is different, so I confirm which title company is handling your closing the day we go under contract. Truly Title only issues wire instructions through ClosingLock, and I always confirm wiring with you by phone.
- Inspectors. I give you a short list of licensed home, wind mitigation, 4-point, roof and termite inspectors I have watched work.
- Insurance. I can introduce independent insurance agents who quote multiple carriers, so you are not limited to one company.
Once the deposit is in escrow, every client gets our complimentary concierge service. It transfers your electric, water, internet and more to take away the stress, at no cost to you. Prefer to do it yourself? See every provider by county and city.
Frequently asked questions
How long does it take to close on a house in Florida?
Most financed purchases close in about 30 to 45 days from the Effective Date, and cash purchases can close faster. Your contract sets the closing date, and I put every deadline on a calendar for you.
What is the Effective Date in a Florida real estate contract?
It is the date the last party signs and delivers the contract. Your inspection period, deposit, loan approval and title deadlines all count from that day.
Can I cancel during the inspection period in Florida?
Under the standard Florida As Is contract, yes. You can cancel for any reason during the inspection period by giving written notice before it ends, and you get your deposit back. Always check the exact days in your contract.
When is my earnest money deposit due and how do I send it?
It is due the number of days after the Effective Date stated in your contract. Wire it only after you confirm instructions by calling a phone number you already trust, never by email alone.
What inspections should I get when buying a home in South Florida?
A general home inspection, plus wind mitigation, a 4-point, a termite (WDO) inspection and a roof inspection for older roofs. A sewer scope or septic inspection helps on many homes. Insurance companies often ask for the wind mitigation and 4-point.
What is the Closing Disclosure and when do I get it?
It is the final statement of your loan terms and costs. Federal rules require your lender to deliver it at least 3 business days before closing.
How much cash do I need at closing?
It is your down payment plus closing costs, minus your deposit and any credits. Your Closing Disclosure shows the exact number, and your title company confirms how to deliver it.
Who pays for title insurance in Florida?
It depends on the county’s custom and what your contract says. In some counties the seller customarily pays for the owner’s policy, and in others the buyer does. Confirm it in your contract, and I will explain it before you make an offer.
When do I file for homestead exemption after buying?
You must own and live in the home on January 1 and file by March 1 with your county property appraiser. Buying late in the year means filing in January or February of the next year. I send you the steps in writing after closing.
Do I need an HOA or condo approval before closing?
Many associations require approval or an interview, and Florida law gives buyers certain review and cancellation rights tied to association documents. I track those deadlines for you.
How do I avoid wire fraud when closing on a home?
Never send money based on emailed instructions alone. Call the title company at a verified phone number, confirm the account details out loud, and tell me if anything looks different.
What should I do right after closing?
Set up utilities through our complimentary concierge service, change your address, keep your closing documents, and prepare your homestead filing. I send you a checklist after closing.
Questions at any point? Call or text me. I would rather answer ten questions than have you worry about one. This guide is general information, not legal, tax or financial advice. Your contract controls, and I will always point you to your attorney or CPA when you need one.