How to Write an Offer on a House in Florida: Detailed Step-by-Step Guide

How to Write an Offer on a House in Florida: Step-by-Step Guide

Buying a home in Florida can be exciting — but when you find the perfect property, you’ll want your offer to stand out. From pre-approval to closing, every detail matters. Here’s a complete step-by-step guide to help you write a strong, competitive offer on a home in Florida.

Step 1: Get Pre-Approved for a Mortgage

Before touring homes, talk to a lender or mortgage broker and get pre-approved for a loan. Pre-approval means you’ve submitted your full financial documentation — income, assets, and credit history — and received a conditional loan commitment.

This step not only defines your budget but also shows sellers you’re a serious buyer. As Bankrate notes, “For most buyers, getting preapproved for a mortgage is vital… It also shows sellers that you’re serious about buying a home.”

💡 Tip: Don’t confuse prequalification with preapproval. Only a full preapproval (with a hard credit check and documentation review) carries weight in Florida’s competitive market.

With preapproval in hand, you can act quickly when the right Southwest Florida home hits the market — and your offer will carry more credibility with sellers.

Step 2: Find a Home (and Work with a Local Agent)

While you can browse listings on Zillow or Realtor.com, the smartest move is to partner with a Southwest Florida real estate agent. A buyer’s agent provides access to the Multiple Listing Service (MLS), giving you real-time updates on all active listings.

Your agent will:

• Set up personalized property alerts
  
  
• Schedule tours and evaluate home conditions
  
  
• Analyze comparable sales to determine fair pricing
  
  
• Guide you through disclosures, flood zone concerns, and HOA or condo rules
  
  

In short, your agent ensures you’re protected and informed every step of the way — especially in Florida, where local expertise is invaluable.

Step 3: Prepare Your Offer – Key Contract Terms

Once you’ve found the right home, your agent will help you complete Florida’s standardized purchase forms (the FAR/BAR contracts). A strong offer includes these essential elements:

Offer Price

Base your offer on recent comparable sales (comps) — not just listing price. Avoid lowballing, which can alienate sellers. If multiple offers are expected, consider including an escalation clause to stay competitive.

Earnest Money Deposit

Typically 1–3% of the purchase price, your earnest money shows good faith. It’s held in escrow and later applied toward your down payment or closing costs. If a deal falls through under a valid contingency, your deposit is refunded.

Closing Date

Florida closings usually occur within 30–60 days. Choose a date that gives enough time for inspections, appraisal, and financing — but also aligns with the seller’s needs.

Inspection Period

Most contracts include a 5–10 day inspection period. Use this time to hire professionals to check for roof, electrical, or structural issues. With an inspection contingency in place, you can cancel or renegotiate if major problems are found.

Contingencies

Contingencies protect your interests. Common ones include:

• Financing Contingency: Lets you back out if you can’t secure a mortgage.
  
  
• Appraisal Contingency: Protects you if the home appraises for less than your offer.
  
  
• Inspection Contingency: Allows you to cancel if the property has significant defects.
  
  

These clauses are standard — and they exist to protect buyers from unexpected financial risk.

Personal Property Requests

In Florida, built-in appliances and fixtures are typically included. But if you want extras (like a washer, dryer, or outdoor furniture), list them clearly in the offer to avoid misunderstandings later.

Step 4: Use Smart Offer Strategies

Escalation Clause

An escalation clause automatically increases your offer above competing bids, up to a set limit. For example: “Buyer offers $400,000, increasing by $3,000 over any competing offer up to $430,000.” It signals flexibility without overpaying.

Waiving Contingencies (Use Caution)

Some buyers waive contingencies to strengthen their offer — but this is risky. Waiving the inspection, appraisal, or financing contingency exposes you to potential losses if something goes wrong. Only consider this if you’re paying cash or have backup plans.

Seller Concessions and Flexibility

Small gestures can make your offer more appealing. Offer flexible closing dates, a rent-back option, or to cover minor seller costs. These can make your offer stand out without raising the price.

Florida’s Two Main Contract Types

Standard Contract (FAR/BAR Form 2C or 2A)

The seller must disclose known defects and may agree to repairs after inspection. Buyers have room to negotiate credits or fixes before closing.

“As Is” Contract (FAR/BAR AS IS Addendum)

You agree to purchase the property in its current condition. The seller isn’t obligated to make repairs, but you can still inspect and cancel during the inspection window if issues arise. Understand that “as is” means limited recourse after closing.

Common Mistakes to Avoid

• Lowballing in a hot market – You risk immediate rejection.
  
  
• Skipping preapproval – Sellers favor verified buyers.
  
  
• Tiny earnest deposits – Signal low commitment.
  
  
• Forgetting contingencies – Could cost your deposit.
  
  
• Unrealistic requests – Avoid asking for personal furniture or excessive concessions.
  
  
• Waiving contingencies blindly – Don’t assume “nothing will go wrong.”
  
  

Ready to Make Your Move?

Writing a winning offer in Florida is all about preparation, timing, and guidance. From mortgage preapproval to crafting strong contingencies, every detail counts.

Karen at SWFLifestyles specializes in helping buyers across Southwest Florida navigate the offer process with confidence. Whether you’re a first-time buyer or relocating, she’ll guide you through financing, negotiations, and closing.

🏡 Reach out to SWFLifestyles today — and let Karen’s local expertise help you secure your Florida dream home.