Florida Real Estate Exam: 10 Must-Know Topics for 2025
The Florida sales associate exam has a 47% first-time pass rate — meaning more than half of test-takers fail on their first attempt. With 100 questions in 3.5 hours and a 75% passing threshold, targeted preparation is essential. Here are the 10 topics you must master.
1. License Law & DBPR Regulations
Florida's real estate licensing is governed by the Department of Business and Professional Regulation (DBPR) and the Florida Real Estate Commission (FREC). Key rules:
- FREC has 7 members (4 licensed, 2 consumer, 1 chair)
- License requires 63 hours of pre-license education — one of the lowest in the U.S.
- Initial license fee is $83.75 (reduced in 2024)
- Renewal every 2 years with 14 hours of CE
Exam Tip: DBPR/FREC questions make up a significant portion of the exam. Know the disciplinary process and penalties.
2. Escrow & Trust Fund Management
Florida has strict escrow rules that differ from other states:
- Earnest money must be deposited within 3 business days of the contract effective date
- Brokers must maintain escrow accounts at Florida banks
- Commingling is prohibited — broker can keep up to $1,000 personal funds in escrow for account fees
- FREC can impose fines up to $5,000 per violation
3. Buyer Representation Agreements (New for 2025)
Following the NAR settlement, Florida now requires:
- Written buyer agreements before showing properties
- Compensation must be clearly negotiated and disclosed
- DBPR issued specific guidance on compliant Florida agreement forms
- Expect several exam questions on this new requirement
4. Property Disclosures & Hurricane Requirements
Florida's disclosure requirements are unique due to climate risks:
- Radon gas disclosure required in all sales contracts
- Flood zone disclosure for properties in designated areas
- Hurricane evacuation zone mandatory disclosure (updated 2024)
- Energy efficiency rating disclosure for new construction
- Lead-based paint disclosure for pre-1978 properties (federal + state)
5. Foreign Ownership Restrictions (SB 264)
Senate Bill 264 is a major 2025 exam topic:
- Restricts land purchases near military installations and critical infrastructure
- Applies to nationals of certain designated countries
- Agents must verify buyer eligibility in affected geographic zones
- Violations carry criminal penalties for both buyers and knowing facilitators
- Approximately 30-mile buffer zones around designated military sites
6. Homestead Exemption & Property Tax
Florida's homestead laws are unique and heavily tested:
- $50,000 exemption for primary residence ($25K on all taxes + $25K on non-school taxes)
- Protection from forced sale (except mortgage, taxes, mechanics liens)
- Save Our Homes cap: assessed value increases limited to 3% or CPI per year
- Portability: homeowners can transfer up to $500,000 of exemption savings
7. Contract Law — Florida-Specific
Beyond national contract principles:
- FAR/BAR contract (Florida Association of Realtors / The Florida Bar) is the standard form
- Default inspection period is 15 days
- "As-Is" contracts still require disclosure of known material defects
- Liquidated damages: default is the deposit amount in residential contracts
- Right of rescission for condo purchases: 15 days for resale, 15 days for new
8. Agency Relationships
Florida uses a transaction broker as the default relationship:
- Transaction broker: default, provides limited representation to both parties
- Single agent: full fiduciary duties, must be established in writing
- No brokerage relationship: must be disclosed in writing before showing
- Transition from single agent to transaction broker requires written consent
9. Community Association & HOA Rules
Florida has more condos and HOAs than almost any other state:
- Condo association can reject buyers (but not on protected class grounds)
- HOA disclosure package must be provided to buyers
- Right of first refusal — common in FL condos
- Estoppel certificates: association must provide within 10 business days
- Chapter 718 (Condominiums) and Chapter 720 (HOAs) are testable
10. Real Estate Math — Florida Style
Math accounts for ~10% of the exam. Key Florida-specific calculations:
- Documentary stamp tax: $0.70 per $100 on deeds (Miami-Dade: $0.60 + $0.45 surtax)
- Intangible tax: $0.002 per $1 on new mortgages
- Property tax proration using 365-day method
- Commission calculations with Florida's typical split structures
- Transfer fees and recording costs
Study Strategy
- Focus on Florida-specific content — license law and DBPR rules are heavily weighted
- Master the escrow rules — trust fund violations are the #1 reason for disciplinary action
- Know SB 264 — foreign ownership restrictions are new and very likely to appear
- Practice math daily — 10-12 questions will require calculations