Florida Real Estate Practice Exam

Florida practice examples

These are original Casa Academy teaching examples. They are not Pearson VUE exam items, recalled questions, the scored diagnostic on this page, or a predictor of passing. Six items do not cover the full Florida exam blueprint.

This section is awaiting named legal and editorial review. It is a code-ready preview, not a publication stamp.

1. A Florida sales associate is showing listed homes to a buyer. The buyer has not signed a single-agent notice or a no-brokerage-relationship notice. What is the licensee's brokerage relationship?

   1. A.Transaction broker, because Florida law presumes transaction brokerage unless a single-agent or no-brokerage relationship is established in writing.
   2. B.Dual agent for the buyer and the listing broker, because both sides are represented in the same showing.
   3. C.Single agent for the buyer as soon as the first showing begins.
   4. D.Designated sales associate for both sides of this residential purchase.
   Explanation

   Section 475.278, Florida Statutes, allows a licensee to operate only as a transaction broker or as a single agent. Dual agency is prohibited. Transaction brokerage is presumed unless a single-agent or no-brokerage relationship is established in writing. With no such writing, the relationship is transaction broker.

   A. Correct. Transaction brokerage is the statutory default until a single-agent or no-brokerage relationship is established in writing. The relationship is limited nonfiduciary representation, not automatic dual agency.

   B. Incorrect. Section 475.278(1)(a) forbids disclosed or undisclosed dual agency. Showing listed homes to a buyer does not create dual agency.

   C. Incorrect. A single-agent relationship must be established in writing. A first showing, by itself, does not convert the presumed transaction-broker relationship into single agency.

   D. Incorrect. Designated sales associates under s. 475.2755 are limited to nonresidential transactions where buyer and seller each have assets of $1 million or more, and both customers must request that form in writing. It does not apply to an ordinary residential showing.

2. A Florida broker takes a written exclusive-right-to-sell listing. Which defect would violate s. 475.25(1)(r), Florida Statutes?

   1. A.The listing names a commission percentage but does not include a net-to-seller worksheet.
   2. B.The listing has no definite expiration date.
   3. C.The seller receives a signed copy 12 hours after signing instead of at the moment of signing.
   4. D.The listing is exclusive rather than an open listing.
   Explanation

   Section 475.25(1)(r) requires a written listing to include a definite expiration date, a description of the property, price and terms, the fee or commission, and the proper signature of the principal. A listing without a definite expiration date is a disciplinary violation. The same subsection also requires a legible, signed, true copy to the principal within 24 hours and forbids a clause that requires the signer to notify the broker of intent to cancel after that expiration date.

   A. Incorrect. Section 475.25(1)(r) requires price and terms and the fee or commission. It does not require a separate net-to-seller worksheet.

   B. Correct. A written listing must contain a definite expiration date. Omitting that date is the violation this item tests.

   C. Incorrect. The statute requires delivery of a signed true copy within 24 hours. Delivery at 12 hours is inside that window.

   D. Incorrect. Exclusive listings are lawful. The statute regulates required contents and the 24-hour copy, not whether the listing is exclusive or open.

3. On Tuesday (not a holiday), a Florida sales associate receives a buyer's earnest-money check. The broker will deposit the funds in the firm's Florida sales escrow account. Which statement is correct?

   1. A.The associate may wait until Friday to deliver the check, because the broker then has three business days after receiving it from the associate.
   2. B.The associate must deliver the check to the broker by the end of Wednesday, and the broker must deposit it by the end of Friday.
   3. C.The associate and the broker each have three business days, so the deposit can wait until the following Wednesday.
   4. D.The broker must obtain an escrow disbursement order from FREC before depositing a first earnest-money check.
   Explanation

   Rule 61J2-14.009 requires the sales associate to deliver a deposit to the broker by the end of the next business day (Wednesday). Rule 61J2-14.008(3) defines immediately as deposit no later than the end of the third business day following receipt (Friday when Tuesday is receipt). Receipt by the associate constitutes receipt by the broker for that three-business-day clock, so the clock does not restart when the associate later hands the check to the broker. Saturdays, Sundays, and legal holidays are not business days.

   A. Incorrect. Receipt by the associate is receipt by the broker for the 61J2-14.008(3) clock. Waiting until Friday to deliver would miss the next-business-day delivery rule and would not give the broker a fresh three-day window.

   B. Correct. Next business day after Tuesday is Wednesday for associate delivery. The third business day after Tuesday is Friday for the broker deposit.

   C. Incorrect. The associate's deadline is the next business day, not three business days. The broker's three-business-day clock starts on the associate's receipt, not on later delivery.

   D. Incorrect. An escrow disbursement order is a conflicting-demand settlement tool after funds are already held. It is not a prerequisite to depositing a first earnest-money check. Section 475.25(1)(d) lists EDO, arbitration, mediation, and interpleader as dispute procedures, not deposit procedures.

4. Under Article X, section 4 of the Florida Constitution, homestead protection from forced sale of land located inside a municipality is limited to:

   1. A.160 acres of contiguous land and improvements.
   2. B.One-half acre of contiguous land, limited to the residence of the owner or the owner's family.
   3. C.One acre of contiguous land, whether or not the property is inside city limits.
   4. D.Unlimited acreage if the owner also claimed the homestead tax exemption.
   Explanation

   Article X, section 4(a)(1) of the Florida Constitution protects a homestead inside a municipality to the extent of one-half acre of contiguous land, limited to the residence of the owner or the owner's family. Outside a municipality the cap is 160 acres of contiguous land and improvements. Forced-sale exceptions in the same section include taxes and assessments, obligations contracted for purchase, improvement, or repair, and labor performed on the realty. This is not the Article VII homestead tax exemption.

   A. Incorrect. 160 contiguous acres is the cap outside a municipality. Inside a municipality the land cap is one-half acre.

   B. Correct. Inside a municipality the homestead is one-half acre of contiguous land, limited to the residence of the owner or the owner's family.

   C. Incorrect. The constitution uses 160 acres outside a municipality and one-half acre inside a municipality. It does not use a one-acre municipal cap.

   D. Incorrect. Homestead protection from forced sale is a constitutional acreage cap. Claiming a homestead tax exemption under Article VII does not expand the Article X forced-sale acreage.

5. Under s. 697.02, Florida Statutes, a mortgage in Florida is:

   1. A.A conveyance of legal title and the right of possession to the lender until the debt is paid.
   2. B.A specific lien on the described property, and not a conveyance of the legal title or of the right of possession.
   3. C.Unenforceable unless recorded within 24 hours of closing.
   4. D.Automatically converted into a deed of trust held by a third-party trustee.
   Explanation

   Section 697.02 states that a mortgage is held to be a specific lien on the property described, and not a conveyance of the legal title or of the right of possession. That is Florida lien theory: the borrower keeps title and possession; the lender holds a lien.

   A. Incorrect. That describes title theory. Section 697.02 rejects treating the mortgage as a conveyance of legal title or possession.

   B. Correct. The statute defines a Florida mortgage as a specific lien, not a title transfer.

   C. Incorrect. Section 697.02 does not impose a 24-hour recording deadline as a condition of the lien's nature. Recording affects notice to third parties; it is not this statute's definition of a mortgage.

   D. Incorrect. Florida's statute addresses mortgages as liens. It does not convert a mortgage into a deed of trust by operation of law.

6. A house in Orange County, Florida sells for $247,350. Using the statewide documentary stamp tax on deeds of 70 cents on each $100 or portion thereof of consideration, how much documentary stamp tax is due on the deed?

   1. A.$1,731.10
   2. B.$1,731.80
   3. C.$865.90
   4. D.$1,731.45
   Explanation

   The Florida Department of Revenue computes statewide deed documentary stamp tax (except Miami-Dade) at 70 cents on each $100 or portion thereof of consideration, citing s. 201.02(1)(a). $247,350 divided by $100 is 2,473.50. The remaining $50 is a portion of $100, so taxable units are 2,474. 2,474 times $0.70 equals $1,731.80. Orange County uses that statewide rate.

   A. Incorrect. $1,731.10 is 2,473 times $0.70. That ignores the extra $50, which DOR taxes as another $100 unit under the portion-thereof rule.

   B. Correct. 2,474 taxable $100 units times $0.70 is $1,731.80.

   C. Incorrect. $865.90 is 2,474 times $0.35, the promissory-note and mortgage rate in s. 201.08, not the 70-cent deed rate.

   D. Incorrect. $1,731.45 is 2,473.5 times $0.70. DOR does not tax half-units. A leftover portion of $100 is one full additional unit.

These examples are not scored. Continue with the diagnostic on this page when you want a graded Florida sample.

After practice, see the Florida license cost article, the Florida licensing timeline, or the Florida real estate school hub.

Sources

• Fla. Stat. s. 475.278 (2026) Authorized brokerage relationships; presumption of transaction brokerage; required disclosures
• Fla. Stat. s. 475.2755 (2026) Designated sales associate
• Fla. Stat. s. 475.25 (2026) Discipline, including listing contents (1)(r) and escrow (1)(d) and (1)(k)
• Fla. Admin. Code r. 61J2-14.008 Definitions (immediately = end of third business day)
• Fla. Admin. Code r. 61J2-14.009 Real Estate Sales Associate (next business day; associate receipt = broker receipt)
• Florida Constitution Article X, section 4 (homestead; exemptions)
• Fla. Stat. s. 697.02 (2026) Nature of a mortgage
• Fla. Stat. s. 201.02 (2026) Tax on deeds and other instruments relating to real property or interests in real property
• Florida Department of Revenue, Documentary Stamp Tax (statewide 70 cents on each $100 or portion thereof except Miami-Dade)
• Fla. Stat. s. 201.08 (2026) Tax on promissory notes and mortgages (35 cents per $100). Used only to explain a wrong math option, not as the deed rate.