Transaction coordinator for Florida real estate agents
Florida resales run on contracts approved jointly by Florida Realtors and The Florida Bar, and their built-in defaults, like a 15-day inspection period and a 30-day loan approval period, govern any blank left empty. Condo and HOA statutes add their own cancellation windows, so a Florida TC's real job is knowing which clock applies to which property.
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How Florida deals get to closing
Florida Realtors and The Florida Bar jointly approve the two standard resale contracts: the AS IS Residential Contract for Sale and Purchase, which lets the buyer terminate in its sole discretion during the inspection period, and the standard Residential Contract for Sale and Purchase, which uses an inspection-and-repair structure. Riders cover condominiums, homeowners' associations, financing and other situations, including a Miami-Dade County special taxing district disclosure.
Florida closings are handled by a closing agent, usually a title agency or an attorney. Title agents and agencies are licensed by the Department of Financial Services, and attorneys in good standing with The Florida Bar are exempt from the title agent license. Under the FR/BAR contracts, whoever pays for the owner's title policy designates the closing agent, and paragraph 9(c) offers a seller-pays option, a buyer-pays option, and a Miami-Dade/Broward regional option in which the buyer pays the title premiums and the seller pays for the title, tax and municipal lien searches.
Key Florida contract-to-close deadlines
The dates a Florida coordinator calendars on day one. Your contract controls; these are the defaults and customs to check it against.
Initial and additional deposits
The initial deposit accompanies the offer or is due within the days written in: 3 days after the Effective Date if left blank, and if neither box is checked, the days option applies. An additional deposit defaults to 10 days after the Effective Date.
Inspection Period
15 days after the Effective Date if left blank. Under the AS IS contract, the buyer may terminate in its sole discretion by written notice before the period expires.
Financing
If those blanks are empty, the buyer applies within 5 days and has a 30-day Loan Approval Period. If the buyer gives no written notice of approval or termination before the period ends, the deal proceeds as if no financing contingency applied, but the seller then has 3 days to terminate.
Title evidence and objections
The title commitment is due at least 15 days before closing (5 days for a cash deal) if left blank. The buyer has 5 days after receiving it to object in writing, and the seller then has a 30-day cure period.
Flood zone termination
If the property is in a Special Flood Hazard Area or similar protected area and its elevation is below minimum flood elevation or it can't get flood insurance, the buyer may terminate within 20 days after the Effective Date if that blank is empty.
How time is computed
Calendar days, based on where the property is located. Other than acceptance and the Effective Date, a deadline that falls on a Saturday, Sunday or national legal public holiday extends to the next day that isn't one.
Florida disclosures your coordinator tracks
Condominium resale documents
Under F.S. 718.503, the resale buyer gets the declaration, bylaws, rules, financial statement, budget and FAQ document, plus any milestone inspection summary and the latest structural integrity reserve study or a statement that none exists. Unless the documents were received more than 7 days (excluding weekends and legal holidays) before signing, the buyer may cancel within 7 such days after signing and receiving them, up from 3 days before July 1, 2025.
HOA disclosure summary
F.S. 720.401 requires the HOA disclosure summary before the contract is signed. If it's delivered late, the buyer may void the contract within 3 days after receiving it or before closing, whichever is first, and the right can't be waived.
Flood disclosure
Since October 1, 2024 (with a 2025 update), F.S. 689.302 has required sellers of residential property to give buyers a flood disclosure at or before contract signing, covering known flood damage during ownership, flood insurance claims (including NFIP claims) and federal flood assistance such as FEMA aid.
Radon and property tax notices
The radon gas notice required by F.S. 404.056 and the property tax disclosure summary required by F.S. 689.261 are printed in the FR/BAR contracts, along with the homeowners' association disclosure warning.
Brokerage relationship notices
Florida licensees are presumed to be transaction brokers unless a single agent or no brokerage relationship is established in writing (F.S. 475.278), and single agent and no brokerage relationship notices must be given before showing property or entering a representation agreement.
Florida transaction coordinator checklist
State-specific items to add to your standard contract-to-close checklist.
- Executed AS IS or standard FR/BAR contract and riders
- Initial deposit receipted (3 days if blank)
- Inspection Period end date (15 days if blank)
- Loan application (5 days) and Loan Approval Period (30 days)
- Seller's flood disclosure under F.S. 689.302
- HOA disclosure summary signed before the contract
- Condo document receipt date and cancellation window
- Title commitment by the Title Evidence Deadline
- HOA or condo estoppel certificate ordered
- Closing agent designated under paragraph 9(c)
Do transaction coordinators need a license in Florida?
Florida's statute defines a broker broadly: it includes anyone who, for compensation, assists in procuring prospects or in the negotiation or closing of a transaction, and licensees can be disciplined for paying an unlicensed person for those services. The Florida Real Estate Commission's prelicensing course covers the permissible activities of unlicensed personal assistants, but the statute doesn't spell out a task list. The practical line: keep an unlicensed TC on administrative work done at the agent's direction, and leave negotiating, advising on terms and explaining documents to a licensee.
What a Florida coordinator watches for
- Read every blank: the FR/BAR forms supply defaults (3-day initial deposit, 15-day inspection period, 5-day loan application, 30-day Loan Approval Period) whenever a blank is left empty.
- For condos, log the date the buyer received the full F.S. 718.503 document set, including milestone inspection and structural integrity reserve study items, because the cancellation clock runs from receipt.
- Get the seller's flood disclosure signed at or before contract execution; it's a separate statutory form, not a paragraph in the contract.
- Confirm which title option was checked in paragraph 9(c) before ordering title, lien searches and estoppel letters.
- Calendar the end of the Loan Approval Period and get the buyer's written notice out before it expires, because silence moves the deal forward without a financing contingency.
How Dealyo works for Florida agents
Send the deal and a dedicated coordinator runs it to closing on your Florida forms and deadlines. Your first deal is free, then it's $400 per deal, charged only when it closes.
Send your deal
Email the executed contract to tc@dealyo.ai or connect your inbox.
We organize it instantly
Documents, dates and key details are sorted within seconds of your deal landing.
Your coordinator takes over
A dedicated coordinator reviews the file, keeps it moving and handles every follow-up.
You close with confidence
Every date, document and signature is tracked through closing day.
Florida transaction coordinator FAQ
Does a transaction coordinator need a license in Florida?
Not for purely administrative work, but Florida's definition of broker is unusually broad: it covers anyone who, for compensation, assists in the negotiation or closing of a transaction. Keep an unlicensed TC on scheduling, document collection and deadline tracking under the agent's direction, and leave negotiating, advising and explaining contract terms to a licensee.
What is the default inspection period in the Florida AS IS contract?
If the blank is left empty, the buyer has 15 days after the Effective Date, and under the AS IS form may terminate in its sole discretion by written notice before the period ends. The contract uses calendar days, and a deadline falling on a weekend or national legal public holiday moves to the next day that isn't one.
How long can a Florida condo buyer cancel after receiving the documents?
Under F.S. 718.503, unless the buyer received the required documents more than 7 days (excluding weekends and legal holidays) before signing, the buyer can cancel within 7 such days after signing and receiving them. The window was 3 days before July 1, 2025, so older templates and checklists may be out of date.
Can Dealyo coordinate deals in Miami and Tampa?
Yes. Dealyo works with agents across Florida, including Miami–Fort Lauderdale, Tampa Bay, Orlando, Jacksonville and Southwest Florida. Every deal gets a dedicated human coordinator, supported by AI that keeps documents, dates and deadlines organized. Email the executed contract to tc@dealyo.ai or connect your inbox to get started.
How much does a transaction coordinator cost in Florida?
Independent coordinators commonly charge a flat fee per file, typically $300–$500 per deal nationally according to a 2026 HousingWire column, and local rates vary. Dealyo's first deal is free; after that it's $400 per Florida deal, or less with a prepaid pack, and you only pay for deals that close.
Sources
- Florida Realtors: FinCEN rule rider updates take effect (2026 contract revisions)
- Florida Realtors/Florida Bar: AS IS Residential Contract for Sale and Purchase (2026 redline, PDF)
- Florida Realtors/Florida Bar: Residential Contract for Sale and Purchase (2026 redline, PDF)
- Florida Realtors: New condo forms (2025)
- Florida Statutes 718.503 (condominium resale disclosures)
- Florida Statutes 720.401 (HOA disclosure summary)
- Florida Statutes 689.302 (flood disclosure)
- Florida Statutes 689.261 (property tax disclosure)
- Florida Statutes 404.056 (radon notice)
- Florida Statutes 475.278 (brokerage relationships)
- Florida Statutes 475.01 (definitions)
- Florida Statutes 475.25 (discipline)
- Florida Statutes 626.8417 (title insurance agent licensing)
- Florida Department of Financial Services: Opening a title agency
- Florida Real Estate Commission: Sales associate prelicensing course syllabus (PDF)
Transaction coordinators in other states
Hand off your next Florida deal.
Email the executed contract to tc@dealyo.ai and a dedicated coordinator takes it from there. Your first deal is free, and you only pay for deals that close.