Florida Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Florida transactions, plus a plain-English summary of what Florida law expects in a residential purchase contract. Free PDF, no signup required.
Florida Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Florida Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Florida residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Radon Gas Disclosure Verbatim language required
Fla. Stat. 404.056(5)
The statutory radon notification must appear on at least one document, form, or application executed at or before the time of the contract for sale and purchase of any building
Applies to: all real property with a building (sale or rental)
Property Tax Disclosure Summary Verbatim language required
Fla. Stat. 689.261
Seller must present the property tax disclosure summary at or before contract execution; if not included in the contract, the contract must refer to and incorporate the summary and state in prominent language that buyer should not execute the contract until reading it
Applies to: all residential
Flood Disclosure Verbatim language required
Fla. Stat. 689.302 (created ch. 2024-242, eff. Oct. 1, 2024; expanded by ch. 2025-166)
Seller must complete and deliver the statutory flood disclosure form to the purchaser at or before the time the sales contract is executed
Applies to: residential real property (scope expanded by 2025 amendment - form given in 'substantially the following form')
Homeowners' Association Disclosure Summary and Contract Clause Verbatim language required
Fla. Stat. 720.401
Buyer in an HOA community must receive the statutory DISCLOSURE SUMMARY FOR (NAME OF COMMUNITY) before contract execution, and every contract must contain the statutory conspicuous voidability clause - contract is voidable by buyer if the summary was not provided
Applies to: residential property in a community with a mandatory homeowners' association (separate 9-point DISCLOSURE SUMMARY form also required)
Condominium Resale Disclosure Clause Verbatim language required
Fla. Stat. 718.503(2)(d)-(e) (amended through ch. 2025-175)
Every non-developer resale contract for a condominium unit must contain, in conspicuous type, either the buyer's acknowledgment of receipt of condo documents more than 7 days before execution, or the 7-day voidability clause; contracts entered after Dec. 31, 2024 must ALSO contain 718.503(2)(e) conspicuous-type statements/clauses covering the milestone inspection summary (s. 553.899), turnover inspection report, and structural integrity reserve study (SIRS) - post-Surfside additions
Applies to: condo resale only (non-developer unit sales)
Coastal Construction Control Line Disclosure Verbatim language required
Fla. Stat. 161.57(2)
Seller of property partially or totally seaward of the CCCL must give the buyer, at or before contract execution (in the contract or as a separate writing), the statutory coastal-erosion disclosure statement
Applies to: property partially or totally seaward of the coastal construction control line
Federal Lead-Based Paint Disclosure Verbatim language required
42 U.S.C. 4852d; 40 C.F.R. Part 745 Subpart F (745.113); 24 C.F.R. Part 35 Subpart A
Pre-1978 housing: contract must contain the Lead Warning Statement, seller's disclosure of known lead paint/hazards, records statement, buyer's 10-day inspection opportunity, and signed acknowledgments
Applies to: pre-1978 residential
Johnson v. Davis Duty to Disclose Known Material Defects
Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
Seller of residential property who knows of facts materially affecting the value of the property which are not readily observable and not known to the buyer must disclose them - an 'as is' clause does NOT defeat this duty
Applies to: all residential
Sinkhole Claim Disclosure
Fla. Stat. 627.7073(2)(c)
Seller who has received a sinkhole testing report or had a paid sinkhole insurance claim must disclose to the buyer that the claim was made and paid and whether the full payment was used to repair the damage
Applies to: residential property with prior sinkhole testing/claims
Energy-Efficiency Rating Information
Fla. Stat. 553.996
Buyer must receive information (DBPR brochure) notifying them of the option to obtain an energy-efficiency rating on the building at or before contract execution; no contract text mandated
Applies to: all real property with a building
Florida Closing Practice at a Glance
| Deed convention | General warranty deed is customary for arm's-length residential sales |
| Transfer tax | Documentary stamp tax on deeds, Fla. Stat. 201.02: $0.70 per $100 of consideration statewide ($0.60 per $100 in Miami-Dade, plus $0.45 per $100 surtax on non-single-family property) |
| Customary payer | seller customarily pays doc stamps (negotiable); county customs vary on other closing costs (e.g., who pays owner's title policy flips between counties) |
| Attorney closing | Attorney not required for a typical closing. Not an attorney state - licensed title agents and attorneys both routinely close; escrow-style closings standard |
| Witness and notary | Deeds require the grantor's signature in the presence of TWO subscribing witnesses plus notarial acknowledgment (Fla. Stat. 689.01); for recording, witnesses' printed names and post office addresses must appear (Fla. Stat. 695.26, witness-address requirement added eff. 2024); purchase contracts require no witnesses or notary |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Florida attorney before use. Read the full disclaimer.
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