Updated 2026
Florida Real Estate Exam Prep & Study Guide
What the Florida exam actually asks, in the order worth studying it. The weightings below are not an estimate — they are each subject's share of the 3,124 Florida questions in our bank.
Questions
100
Time limit
210 min
To pass
75%
Exam fee
$36.75
Source: DBPR candidate handbook. Salesperson licence.
What to study first for the Florida exam
Ordered by how many questions sit behind each subject. Studying front to back spends the same hours on a subject worth 5% as on one worth 11%.
- 111%351 questions
Practice of Real Estate
- 210%324 questions
Financing
- 37%226 questions
General Principles of Agency
- 46%200 questions
Property Ownership
- 56%199 questions
Real Estate Math
- 66%199 questions
Contracts
- 75%161 questions
Brokerage Activities Procedures
- 85%151 questions
Property Disclosures
The Florida state portion, subject by subject
FL-specific law is where out-of-state study material stops helping. These are the subjects our bank covers, with real questions under each.
General Principles of Agency
226 questions- Without prior permission, Quinn Brooks signs a small repair authorization on behalf of the owner. The owner later approv…
- A buyer under a buyer-representation agreement receives an earnest money refund after a failed deal. The agent deposits …
- A buyer representation agreement should specify:
- Jamie Cruz signs a listing agreement with Skyler Simmons. In the resulting sale, whose interests does the listing broker…
Brokerage Activities Procedures
161 questions- Sales Associate Karen tells Broker Smith that she has been working weekends at another real estate brokerage without his…
- Sales Associate Mike works for Broker Jones under a 70/30 commission split. Mike also wants to receive referral fees fro…
- During a compensation audit in Tampa, a sales associate is entitled to 60% of the brokerage's side of the commission. Th…
- Broker Lisa lists a commercial property for $2,800,000 with a commission structure of 4% on the first $1,000,000 and 2.5…
Property Disclosures
151 questions- A 1978 ranch home is on the market. During inspection, the buyer's environmental specialist samples the wall insulation …
- Which of the following is NOT a hidden condition?
- A Transfer Disclosure Statement (TDS) must be provided by:
- The purpose of the Closing Disclosure under TILA-RESPA is to:
Valuation Market Analysis
149 questions- In October 2026, appraiser Caleb Moore is reviewing an income statement for Oak Place. The property's NOI is $67,500, th…
- Under USPAP, what is the purpose of the Competency Rule?
- An example of functional obsolescence is:
- In August 2026, appraiser Omar Lewis is valuing a small retail strip. Potential gross income is $96,000, vacancy and col…
Authorized Relationships Disclosures
148 questions- In Florida, the default brokerage relationship when no disclosure is made is:
- Scenario Harbor Ledger raises this Florida point. In a Miami transaction, a buyer wants the Florida rule on buyer-and-se…
- Broker Smith's firm represents the seller under a single agent relationship. During the transaction, the buyer asks Brok…
- All of the following situations require immediate brokerage relationship disclosure EXCEPT:
Real Estate Contracts
142 questions- A buyer in Florida puts down earnest money equal to 2% of the purchase price on a $350,000 home. How much earnest money …
- A seller accepts a buyer's offer on their Florida home but dies before closing. The seller's estate representative wants…
- Under Florida law, which of the following does NOT make a real estate contract void?
- A Florida seller discovers the buyer has been negotiating to purchase another property while under contract. The seller …
Property Rights Estates
131 questions- What is the deadline for filing a homestead exemption application in Florida?
- Which government entity is responsible for processing homestead exemption applications in Florida?
- Maria and Carlos purchase a waterfront home in Miami as joint tenants with right of survivorship. Two years later, Carlo…
- A St. Petersburg real estate agent is reviewing various legal descriptions. All of the following elements are typically …
Land Use Controls Regulations
128 questions- A homebuyer purchases a lot in a planned community. The deed references a recorded declaration of covenants, conditions,…
- A board of adjustment is reviewing an owner's request for relief from a zoning ordinance. All of the following are commo…
- A homeowner in an HOA community wants to install solar panels on her roof. The CC&Rs do not address solar panels. The HO…
- Seeking an exemption from zoning requirements requires a:
Transfer of Property
114 questions- Under TRID rules, the lender must deliver the Closing Disclosure to the borrower at least how many business days before …
- A deed is properly recorded in the county records before a later purchaser checks title. Even if the later purchaser nev…
- At closing, the seller's existing mortgage balance of $185,000 must be paid off from the sale proceeds. On the seller's …
- An attorney examining the abstract of title discovers a gap in the chain where a deed from 1952 does not match the grant…
Titles Deeds Recording
90 questions- A title company discovers that a deed in the chain of title was recorded in the wrong county 15 years ago due to a cleri…
- Maria executes a quitclaim deed to her Orlando property in favor of her nephew Carlos but keeps the deed in her safe dep…
- All of the following are typically covered by a standard Florida owner's title insurance policy EXCEPT:
- Under Florida law, all of the following would make a deed voidable EXCEPT:
Valuation Appraisal
85 questions- A Florida real estate broker is preparing a BPO for a lender client. During the property inspection, the broker discover…
- In a Ocala transaction, a buyer wants the Florida rule on CMA versus BPO versus appraisal. Which statement is correct?
- An appraiser in Tallahassee is valuing a 1920s historic home that has been converted to professional offices near the st…
- A sales associate in Naples prepares a CMA that indicates a property value of $275,000. The seller insists on listing at…
Taxes Assessments Insurance
66 questions- A real estate agent's client is buying a home in the Florida Keys. The property is elevated on stilts and located in a h…
- In Florida, what is the Citizens Property Insurance Corporation?
- All of the following are components that make up the total millage rate in Florida EXCEPT:
- What is the documentary stamp tax due on a promissory note in the amount of $185,500 that is secured by a mortgage on Fl…
Landlord Tenant Property Management
65 questions- In a Ocala transaction, a buyer wants the Florida rule on security-deposit handling and notice rules. Which statement is…
- A Florida property manager receives a complaint from a residential tenant about a broken air conditioning unit during su…
- A property manager discovers that a tenant has been operating an unauthorized business from their residential rental uni…
- A property manager in Gainesville receives notice that a tenant passed away with 8 months remaining on their lease. The …
Closing Procedures Calculations
59 questions- A real estate licensee in Fort Lauderdale is representing a buyer who received their Closing Disclosure three days befor…
- A buyer in Orange County is purchasing a home for $295,000 with a conventional loan of $236,000. The lender requires: 1%…
- In Florida, who typically pays for owner's title insurance?
- Which statement best describes Florida's rule on rent?
Fair Housing Ada Ethics
56 questions- A Florida apartment complex has a 'no pets' policy but refuses to make an exception for a blind tenant's guide dog, stat…
- A Florida real estate agent is working with a client who has a hearing impairment. During property showings, what is the…
- A Florida broker discovers that one of their sales associates has been using the broker's license to conduct transaction…
- A real estate agent receives a call from a seller who states, 'I don't want to sell to anyone with children because they…
Counts are live from the Florida question bank, which mixes the national portion with Florida-specific law.
The national portion, subject by subject
Shared with every other state exam, and usually the larger half of the paper.
Practice of Real Estate
351 questions- All of the following require active supervision by a broker EXCEPT:
- All of the following are acceptable methods for completing the 14-hour continuing education requirement for Florida real…
- Broker Thompson receives earnest money checks on the following days: Monday $2,000, Wednesday $3,500, Friday $1,800. If …
- A broker uses cloud-based transaction management software to store all transaction files, including contracts, disclosur…
Financing
324 questions- Under Florida real estate law, a licensee who arranges financing must disclose all of the following to the borrower EXCE…
- Under Florida's lien theory, what is the legal effect of recording a mortgage in the public records?
- A buyer wants to purchase a home but cannot qualify for a conventional loan. The seller agrees to carry the entire purch…
- During the annual escrow analysis on Priya's loan, the servicer wants to maintain an escrow cushion equal to three month…
Property Ownership
200 questions- A roofing contractor replaced shingles on a home for $18,400, but the owner refused to pay. After following the required…
- Emma owns only a life estate in a rural tract, with title to pass to her nephew at Emma's death. Without the nephew's co…
- In February 2026, title examiner Rachel noticed that a metes and bounds description ended at a different point than wher…
- In June 2026, Jared sold the oil and gas rights under his ranch to Mesa Energy but kept the surface estate. After record…
Real Estate Math
199 questions- A county charges $40 to record the first page of a deed and $7 for each additional page. If a deed is 3 pages long, what…
- A property sells for $300,000 with a 6% commission split equally between the listing broker and the selling broker. The …
- A buyer is purchasing a property for $450,000 with an 80% LTV loan. Buyer closing costs are $9,500, the earnest money de…
- A transfer tax is charged at $1.00 per $500 of sale price (rounded up to the nearest $500). If the property sells for $3…
Contracts
199 questions- After a property inspection reveals minor cosmetic issues, the buyer demands $20,000 in credits. The seller refuses, and…
- A buyer wants to demonstrate serious intent when submitting an offer. What financial deposit typically accompanies the o…
- Under a traditional contract for deed, what risk does the buyer face if the seller has an existing mortgage on the prope…
- Under a contract for deed, the buyer defaults after making five years of payments. In some jurisdictions, what protectio…
Leasing & Property Management
80 questions- A written apartment lease begins on July 1 and ends on June 30 of the following year with no need for notice to terminat…
- A property management agreement authorizes the manager to spend up to $500 on emergency repairs without prior owner appr…
- A property manager deposits tenant security deposits into the manager's personal checking account and uses the funds to …
- All of the following are landlord-tenant law concepts EXCEPT
Counts are live from the Florida question bank, which mixes the national portion with Florida-specific law.
Florida exam guide (PDF)
The format, fees and requirements on one page, checked against the DBPR handbook. Download it from the Florida guide.
Studying for the Florida exam
How long should I study for the Florida real estate exam?
Most candidates need four to eight weeks alongside a job. Working every Florida question in our bank at a realistic 30 questions an hour is roughly 104 hours — but the useful measure is not hours, it is whether your practice scores sit above the pass mark on questions you have not seen before.
What is on the Florida real estate exam?
Two portions. The national portion covers principles every state shares. The FL portion covers Florida law — in our bank that is General Principles of Agency, Brokerage Activities Procedures, Property Disclosures, Valuation Market Analysis and more.
Which Florida topic should I study first?
Practice of Real Estate carries the most questions in our Florida bank (351, about 11% of it), so it is the highest-leverage place to start. After that, work down the list below rather than studying front to back.
Is a Florida exam prep course required?
Pre-licensing education is required by DBPR; exam prep is not. They are different purchases and people often conflate them — the course satisfies the legal hours, prep is practice on questions. Check the current requirement in the DBPR handbook before buying either.
Florida practice exam
Ten questions with explanations, free, no account.
Full-length mock exam
Timed and scored against the real pass mark.
Exam-day checklist
What to bring, what to expect, what disqualifies you.