The Florida Real Estate Exam's 19 Topics: Official Outline + Weights (2026)

The 19-topic outline is published in the Florida Real Estate Sales Associate Candidate Information Booklet by DBPR and Pearson VUE. The outline is unchanged in structure since the last major revision; what changed in 2025 is the content tested within several topics, primarily under HB 913 (condo milestone inspections and reserves, Chapter 718, F.S.), the F.S. 689.302 flood disclosure expansion effective October 1, 2025, and SB 2-A insurance-market reforms that flow through several topics.

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What This Guide Covers

• Why the 19-topic outline matters
• The full 19-topic table
• The four-tier study allocation framework
• Topics 1 to 6: the heavy tier
• Topics 7 to 13: mid-weight topics
• Topics 14 to 19: light topics
• What changed on the exam in 2026
• FAQ

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Why the 19-topic outline matters

The Florida Real Estate Sales Associate exam has a first-time pass rate that has hovered near 50% across most recent DBPR quarters. About half the candidates who sit it walk out without a license. The most common explanation candidates and prep providers give is "the exam is hard." It isn't, particularly. The reason half the candidates fail is more pedestrian: they study the wrong things in the wrong proportions and walk into the exam underprepared on the topics that are heavily tested while overprepared on topics that account for one question each. We break down the data behind that failure rate in the Florida real estate exam pass rate post.

The 19-topic outline is the answer to this problem. The outline is the official DBPR content map for the exam. Every question on the 100-question exam is drawn from one of these 19 content areas, and the percentages published in the Candidate Information Booklet correspond approximately to the number of questions you should expect on each topic. A 12% topic produces approximately 12 questions on the exam. A 1% topic produces approximately 1 question. Studying evenly across all 19 means spending the same number of study hours on a topic worth 1 question as on a topic worth 12.

This post is the comprehensive reference for those 19 topics. For each, we give you the official topic title, the published weighting, what's tested on that topic, the statutes that matter, the 2026 updates that landed on the exam in the last 12 to 18 months, and the common traps that catch first-time candidates. At the end we give you a study allocation framework that matches the weighting.

Pass Florida's 1,002-question item bank is weighted to this same outline. Heavy topics get more questions; light topics get fewer. We built it that way for the same reason this post exists: studying weighted to the actual exam beats studying every chapter equally, every time.

The full 19-topic table

The official outline, sorted by exam weight:

#	Topic	Weight	Approx. # of questions
1	Real Estate Brokerage Activities and Procedures	12%	~12
2	Real Estate Contracts	12%	~12
3	Residential Mortgages	9%	~9
4	Property Rights: Estates, Tenancies; Condominiums, Cooperatives, CDDs, HOAs, and Time-Sharing	8%	~8
5	Real Estate Appraisal	8%	~8
6	Titles, Deeds, and Ownership Restrictions	7%	~7
7	Authorized Relationships, Duties and Disclosures	7%	~7
8	License Law and Qualifications for Licensure	6%	~6
9	Real Estate Related Computations and Closing of Transactions	6%	~6
10	Legal Descriptions	5%	~5
11	Federal and State Laws Pertaining to Real Estate	4%	~4
12	Types of Mortgages and Sources of Financing	4%	~4
13	Taxes Affecting Real Estate	3%	~3
14	Violations of License Law, Penalties and Procedures	2%	~2
15	Real Estate License Law and Commission Rules	2%	~2
16	Real Estate Investments and Business Opportunity Brokerage	2%	~2
17	The Real Estate Business	1%	~1
18	Real Estate Markets and Analysis	1%	~1
19	Planning and Zoning	1%	~1

Total: 100%, 100 questions.

The math content (roughly 8 to 12 questions per exam, depending on the form) is woven through several of these topics rather than concentrated in one. Topic 9 (Real Estate Related Computations and Closing of Transactions, 6%) carries the heaviest concentration of pure math questions, but math also appears in Topic 5 (Appraisal: GRM, cap rate), Topic 13 (Taxes: millage rate, documentary stamps), Topic 10 (Legal Descriptions: section math), and Topic 16 (Investments: cap rate, cash-on-cash return). The math formulas guide walks through every calculation type with step-by-step examples.

Exam trap alert: low-weight does not mean no-weight

The bottom six topics are only 9% combined, but 9 questions can still decide whether you pass with room to spare or miss by a few points. The mistake is not studying them. The mistake is studying them like they are Topic 1 or Topic 2. Read them once, drill the obvious definitions, memorize the handful of numbers, then move your best study hours back to the 56% tier.

The four-tier study allocation framework

Studying weighted to the outline is the single highest-leverage change most candidates can make. Here's a four-tier framework that matches study hours to exam weight.

Tier 1 (top six topics, 56% of the exam): Topics 1 through 6 (Brokerage Activities and Procedures, Contracts, Residential Mortgages, Property Rights, Appraisal, Titles/Deeds). Spend roughly 55% of your study time here. These topics together produce 56 of the 100 exam questions. Get these right and you've cleared most of the path to 75.

Tier 2 (next three topics, 19% of the exam): Topics 7, 8, 9 (Authorized Relationships, License Law/Qualifications, Computations). Spend roughly 20% of your study time here. Topic 9 specifically rewards math practice; for the math topics we've covered in dedicated companion posts, the proration post, the LTV post, the cap rate post, the GRM post, the millage post, and the documentary stamps post.

Tier 3 (next four topics, 16% of the exam): Topics 10 through 13 (Legal Descriptions, Federal and State Laws, Types of Mortgages, Taxes). Spend roughly 15% of your study time here. These produce 16 questions and most are pattern-recognition rather than deep-conceptual.

Tier 4 (bottom six topics, 9% of the exam): Topics 14 through 19. Spend roughly 10% of your study time here. Six topics, nine questions combined. Read each topic once carefully, drill the high-yield content, and don't over-invest.

The most common candidate failure mode is spending equal study time on Topic 19 (Planning and Zoning, 1%, one question) and Topic 1 (Brokerage Activities and Procedures, 12%, twelve questions). That's a 12x miscalibration on study hours. Fix that one thing and your projected score moves up meaningfully. If you want this framework turned into a day-by-day schedule, the 30-Day Study Plan maps it across 30 days at 60 to 90 minutes per day.

Topic 1: Real Estate Brokerage Activities and Procedures (12%)

Weight: 12% (~12 questions)

The single heaviest topic on the exam, tied with Topic 2. This is the day-to-day operations content: how brokerages are structured, how sales associates and broker associates relate to brokers, how escrow and trust accounts are handled, how branch offices are organized, how listings and transactions move through a brokerage. Most of this content is grounded in Chapter 475, F.S. and F.A.C. Rule 61J2.

What's tested. The distinction between a sales associate, a broker associate, and a broker, and the registration and supervision rules that flow from each. The escrow deposit handling rules under F.S. 475.25(1)(d) and (e): a sales associate must deliver an escrow deposit to the broker by the end of the next business day; the broker must place the deposit into the escrow account by the end of the third business day. Branch office registration requirements under F.S. 475.24. Brokerage office display requirements, license-display rules, and brokerage-name advertising rules under F.A.C. Rule 61J2-10.025. The four sets of trust account procedures (sales escrow, property management escrow, rental security deposit, and broker's operating account) and the rules that prohibit commingling.

Common traps. The escrow deposit handling deadlines are tested with specific scenarios ("a sales associate receives an earnest money check on Friday at 4pm; by when must the broker deposit it into the escrow account?"). Candidates routinely miss these because they conflate "business day" with "calendar day" or count Saturdays as business days. They aren't and you don't. Conflicting demands on escrow funds trigger specific FREC procedures (the broker has 15 business days to notify FREC; FREC then issues a Notice of Conflicting Demands). Commingling questions are common; brokers cannot mix personal or brokerage operating funds into trust accounts except for a small allowed deposit, up to $1,000 in a sales escrow account and up to $5,000 in a property management escrow account, to cover bank fees. The escrow and trust account rules guide covers every deadline, dollar amount, and dispute-resolution scenario the exam tests.

2026 updates. Post-settlement buyer-representation and compensation-documentation practices can appear indirectly through brokerage procedure questions. Focus on written brokerage agreements, compensation disclosure, and who owes which duty to whom. Pass Florida's Trap Library covers these patterns without pretending the state exam uses copied industry headlines.

Topic 2: Real Estate Contracts (12%)

Weight: 12% (~12 questions)

The other 12% topic. This is contract formation, contract interpretation, contract performance, and contract breach. Florida real estate contracts are governed primarily by the common law of contracts plus specific Florida statutes that override common law in particular circumstances.

What's tested. The four elements of a valid contract: offer, acceptance, consideration, and legal capacity, plus the additional requirement of a lawful purpose. The Statute of Frauds (F.S. 725.01), which requires real estate contracts to be in writing to be enforceable. The mirror image rule (acceptance must match the offer exactly; any change makes it a counter-offer that terminates the original offer). "Time is of the essence" clauses and their effect on default. The distinction between liquidated damages, specific performance, and rescission as remedies for breach. Void vs voidable vs unenforceable contracts. Contingencies (financing, inspection, appraisal) and their proper handling. The Florida Realtors / Florida Bar Contract for Residential Sale and Purchase (the "FR/Bar" contract), which is the dominant residential contract in Florida.

Common traps. The mirror image rule is tested repeatedly with scenarios where a buyer changes one minor term and candidates have to recognize that this terminates the original offer. Void vs voidable is the highest-frequency trap in this topic: "voidable" means one party has the right to cancel, not that the contract is automatically canceled, and candidates who read quickly miss the one detail that flips the answer. Three-day right of rescission for timeshare purchases under Chapter 721, F.S. is often confused with a generic "cooling-off period" that doesn't apply to ordinary real estate sales. Earnest money deposits as liquidated damages: the FR/Bar contract permits the seller to retain the earnest money as liquidated damages on buyer default, but only if the contract specifically provides for it. The contracts guide covers every rule and Florida-specific requirement the exam tests.

2026 updates. F.S. 689.302's October 2025 flood disclosure expansion changes the disclosure obligations sellers carry into the contract. The FR/Bar contract was updated to incorporate the new disclosure requirements. If your prep material was printed before late 2025, the disclosure question answers are likely outdated.

Topic 3: Residential Mortgages (9%)

Weight: 9% (~9 questions)

The financing content. How residential mortgages work, what the parties owe each other under the note and the mortgage, what happens in default and foreclosure, and how loan terms map to monthly payment math.

What's tested. The distinction between the promissory note (the borrower's promise to pay) and the mortgage (the security instrument that pledges the property as collateral). Defeasance: the mortgage is satisfied when the note is paid off. Acceleration clauses: the lender can demand the full balance on default. Due-on-sale (alienation) clauses: the lender can call the loan when the property is sold or transferred. Assumable vs non-assumable loans (most conventional loans are non-assumable; FHA and VA loans are assumable under specific conditions). Mortgage payment components (PITI: principal, interest, taxes, insurance) and how each is calculated and proportioned. Amortization (the front-loaded interest pattern in a fully-amortized loan). Private Mortgage Insurance (PMI) and the rules around its removal (78% LTV automatic termination, 80% LTV borrower-requested termination under the Homeowners Protection Act).

Common traps. Candidates frequently confuse the note and the mortgage. The note is the promise to pay; the mortgage is the lien. Both must be in place for the lender to foreclose. Acceleration vs alienation: acceleration is triggered by default; alienation is triggered by transfer of the property. PMI removal at 78% LTV is automatic; at 80% LTV it requires a borrower request. Candidates miss this distinction routinely.

Math companion. The loan-to-value ratio math is tested directly in this topic. The full LTV post covers the formula, the standard scenarios, and the common traps.

Topic 4: Property Rights: Estates, Tenancies, Condominiums, Cooperatives, CDDs, HOAs, and Time-Sharing (8%)

Weight: 8% (~8 questions)

Property ownership types. The full title lists what's covered: estates (the duration and nature of ownership), tenancies (how multiple parties hold ownership together), condominiums (Chapter 718, F.S.), cooperatives (Chapter 719, F.S.), Community Development Districts (Chapter 190, F.S., distinctive to Florida), Homeowner Associations (Chapter 720, F.S.), and timesharing (Chapter 721, F.S.).

What's tested. Freehold vs leasehold estates. Fee simple absolute (the most complete form of ownership), fee simple defeasible (subject to a condition), life estates (ownership for the duration of someone's life). The four forms of co-ownership: tenancy in common (no survivorship), joint tenancy with right of survivorship, tenancy by the entireties (Florida-specific, available only to married couples, with creditor protections), and community property (not used in Florida but tested as background). Condominium structures under Chapter 718: unit owner ownership of the unit plus undivided interest in common elements, master association vs sub-association structures, declaration of condominium, bylaws, rules and regulations. Cooperative structures under Chapter 719: proprietary lease plus stock in the corporation. CDDs as Florida-specific special districts that fund community infrastructure through assessments. HOAs under Chapter 720: covenants, conditions, and restrictions (CC&Rs), assessments, and lien rights. Timesharing under Chapter 721: the 10-day rescission period.

Common traps. Tenancy by the entireties is Florida-specific and tested specifically. It's available only to married couples, includes a right of survivorship, and provides creditor protection that joint tenancy doesn't. Candidates confuse it with joint tenancy regularly, and joint tenancy vs tenancy in common (survivorship vs no survivorship; Florida defaults to tenancy in common when a deed is silent) is the single most-missed cluster in this topic. Condo vs co-op ownership structures look similar on the surface but are legally distinct: condo owners own their units in fee simple plus an undivided interest in common elements; co-op owners own shares in a corporation that owns the building. CDDs are a frequent point of confusion because they exist as a Florida-specific structure separate from HOAs and condo associations, and CDD assessments appear on the property tax bill while HOA assessments do not. The property rights and ownership guide covers every estate type and co-ownership form with exam scenarios.

2026 updates. HB 913 (the 2025 condo reform legislation) substantially changed Chapter 718, F.S. requirements around milestone inspections (mandatory at the 25-year mark for buildings three stories or higher, then every 10 years thereafter), structural integrity reserve studies (SIRS), and reserve funding (no more waiving reserves on full membership vote for buildings subject to the milestone inspection requirement). These changes are tested directly. If your prep material was printed before 2025, the answers are wrong.

Topic 5: Real Estate Appraisal (8%)

Weight: 8% (~8 questions)

How property is valued. The three traditional approaches to value (sales comparison, cost, income), the reconciliation process, the principles of valuation, and the appraiser's role in the transaction. Some math is woven through this topic.

What's tested. The three approaches to value and when each applies. Sales comparison approach: comparable sales adjusted for differences, most appropriate for residential single-family. Cost approach: replacement cost minus depreciation plus land value, most appropriate for new construction or special-purpose properties. Income approach: capitalized net operating income, most appropriate for income-producing properties. Reconciliation: the appraiser weighs the three approaches and arrives at a final opinion of value. Highest and best use: the use that produces the greatest value, subject to legal, physical, and financial feasibility. Forms of depreciation: physical, functional, and economic (external) obsolescence; physical depreciation is "curable" (repairable) or "incurable" (replacement-cost reduction). Effective age vs chronological age. Gross Rent Multiplier (GRM) for residential rental. Capitalization rate for commercial income property.

Common traps. The three approaches have specific best-use contexts; candidates often pick the wrong approach when given a fact pattern. Cost approach is correct when no comparable sales exist (a brand-new or special-purpose building); income approach is correct when the property is purchased for the income stream it generates; sales comparison is correct for typical residential single-family. Functional obsolescence (a layout or design issue inside the property) vs economic obsolescence (an external factor like a freeway being built next door) is a common trap. Functional is sometimes curable; economic is by definition incurable because the cause is outside the property line.

Math companion. Both GRM and cap rate are tested in this topic. The cap rate post and the GRM post cover the formulas, worked examples, and common traps.

Topic 6: Titles, Deeds, and Ownership Restrictions (7%)

Weight: 7% (~7 questions)

How ownership transfers. Deeds and their types, title and the chain of title, recording, title insurance, easements, liens, and the various ownership restrictions that can affect what an owner can do with the property.

What's tested. Types of deeds and the warranties each provides. The general warranty deed conveys the broadest warranties (seller warrants good title against all claims). The special warranty deed warrants only against claims arising during the seller's ownership. The quit claim deed conveys whatever interest the seller has (which may be nothing) without any warranties. The bargain and sale deed implies title but doesn't expressly warrant. Marketable title: title free of unreasonable risk of litigation. The Florida Marketable Record Title Act (F.S. 712) extinguishes most stale claims after 30 years. Title insurance: owner's policy (one-time premium, lasts as long as the owner owns) vs lender's policy (covers the loan amount only). Recording: F.S. 695 sets up Florida as a notice state, where a subsequent purchaser without notice of an earlier unrecorded interest takes priority. Easements appurtenant (run with the land, benefit a dominant estate) vs easements in gross (personal to an individual or entity). Liens: voluntary (mortgage) vs involuntary (judgment, tax, mechanic's), specific vs general, and the lien priority rules. Adverse possession in Florida (7-year requirement under F.S. 95.16, plus specific conditions including payment of property taxes during the period).

Common traps. The warranty deed vs quit claim deed distinction is tested with scenarios involving family transfers and divorce property settlements where the quit claim is commonly used. Candidates often miss that a quit claim gives no warranties at all. Florida's 7-year adverse possession period is shorter than most other states' 10-20 year periods and is tested specifically. Title insurance coverage gaps are also tested: title insurance covers defects in the public record, not undisclosed claims that didn't make it into the public record. The property rights and ownership guide covers all three deed types with a comparison table and exam scenarios.

Topic 7: Authorized Relationships, Duties and Disclosures (7%)

Weight: 7% (~7 questions)

The agency content. Florida is unusual among states in its statutory framework for brokerage relationships: F.S. 475.272 through 475.2801 set up three distinct relationship types (single agent, transaction broker, no brokerage relationship) and the disclosure obligations for each.

What's tested. The three Florida brokerage relationship types and the disclosure timing for each. Single agent: full fiduciary duties to the represented party (OLDCAR: Obedience, Loyalty, Disclosure, Confidentiality, Accounting, Reasonable care and diligence). Transaction broker: limited representation to both parties with seven enumerated duties (dealing honestly and fairly, accounting for funds, using skill care and diligence, disclosing facts materially affecting property value, presenting all offers, limited confidentiality, additional duties agreed to in writing). No brokerage relationship: limited duties (honesty, accounting, disclosure of known facts materially affecting value). The transition between relationship types and when written consent is required. The designated sales associate relationship (commercial transactions over $1 million only, where the same brokerage can represent both buyer and seller through different designated agents). Single-agent disclosure timing (before showing or as soon as practicable). Transition disclosure timing (transition to transaction broker requires written consent at or before the change).

Common traps. Florida's default relationship in many transactions is transaction broker, not single agent (the presumption was reversed in 2008). Candidates trained on older or out-of-state material miss this, and the single most-tested fact in the topic is that a transaction broker is not a fiduciary and does not represent either party. Single agent fiduciary duties are tested with specific scenarios where one duty (confidentiality, disclosure, loyalty) conflicts with another and candidates must identify the correct prioritization. Designated sales associate is commercial-only and over $1 million only; candidates routinely apply it to residential incorrectly. The brokerage relationships guide covers all three types with a side-by-side duty comparison.

Mnemonic worth knowing. OLDCAR for single-agent fiduciary duties (Obedience, Loyalty, Disclosure, Confidentiality, Accounting, Reasonable care). It's the most commonly tested mnemonic in this topic.

Topic 8: License Law and Qualifications for Licensure (6%)

Weight: 6% (~6 questions)

Who can hold a Florida real estate license and how. F.S. 475.17 sets the qualifications; this topic tests them along with the application process, the exam requirements, the mutual recognition framework, and the categories of licenses (sales associate, broker associate, broker).

What's tested. F.S. 475.17 qualifications: 18 years of age, high school diploma or equivalent, U.S. Social Security number, and demonstrated honesty, trustworthiness, and good character. The 63-hour pre-license course requirement (Course I) for the sales associate license. The application process through DBPR (RE-1 application form, $83.75 fee). The state exam (100 questions, 75% to pass). The 45-hour post-license education requirement (Course II) that must be completed before the first renewal. Continuing education (14 hours per two-year renewal cycle, including a mandatory 3-hour Core Law update). Mutual recognition agreements: Florida currently has agreements with 10 states (Alabama, Arkansas, Connecticut, Georgia, Illinois, Kentucky, Mississippi, Nebraska, Rhode Island, West Virginia). Mutual recognition holders skip the 63-hour course and sit a shorter 40-question Florida-law-only exam. The categories of license: sales associate, broker associate, broker.

Common traps. Mutual recognition vs reciprocity: these are different concepts and Florida uses mutual recognition, not reciprocity. The 10-state list is tested directly. Candidates from non-recognized states (most notably New York, Pennsylvania, California, Texas) must complete the full 63-hour Florida course. The good moral character review is tested with scenarios where an applicant has a prior conviction; the correct answer is almost always "DBPR reviews case-by-case" rather than automatic rejection or automatic approval. Voluntary inactive vs involuntary inactive license status carries specific time limits and reactivation requirements, and the exam tests what a licensee can and cannot do under each.

Topic 9: Real Estate Related Computations and Closing of Transactions (6%)

Weight: 6% (~6 questions)

The math-heavy topic. Closing statement mechanics, prorations, commission calculations, and the computation skills that show up on closing day. This topic produces the cleanest concentration of pure math questions on the exam, though math also shows up in Topics 5, 10, 13, and 16.

What's tested. Closing statement preparation. The buyer's side and the seller's side of the closing statement, and what's debited and credited on each side. Prorations of property taxes, HOA dues, rent, utilities, and other items that span the closing date. Real estate commission calculations and the T-formula (Part = Total × Rate). Documentary stamp tax calculations on the deed and on the note. Intangible tax calculations. Earnest money treatment at closing.

Common traps. Buyer debit vs seller credit logic is tested repeatedly and routinely missed. The general principle: items the buyer pays at closing are buyer debits; items the seller pays or receives are seller debits or credits respectively. Earnest money is a buyer credit at closing (the buyer already paid it, so they get credit for it against what they owe). Proration of property taxes uses the 360-day banker's year unless the question specifies otherwise; the 365-day method is the alternative. The seller is responsible for taxes through the day of closing in the standard Florida convention; the buyer takes over from the day after closing.

Math companions. This topic is the most directly served by the math companion posts. The proration post covers the 360-day vs 365-day mechanics. The LTV post covers loan math. The documentary stamps post covers the deed, note, and intangible tax calculations. The millage rate post covers property tax math. The math formulas guide ties the calculation types together with worked examples.

Topic 10: Legal Descriptions (5%)

Weight: 5% (~5 questions)

How property is identified for legal purposes. The three methods (metes and bounds, government survey, lot and block) and the math that goes with the government survey system.

What's tested. The three legal description methods. Metes and bounds: a survey starting from a known point, walking the perimeter with compass bearings and distances. Government survey (also called the rectangular survey system): the township-range-section grid. Lot and block (or subdivision plat): the simplest, references a recorded plat by lot and block number. The government survey math: a township is 6 miles by 6 miles (36 square miles, 36 sections). A section is 1 mile by 1 mile (640 acres). Smaller divisions: a quarter-section is 160 acres, a quarter-quarter is 40 acres, a quarter-quarter-quarter is 10 acres.

Common traps. The section size (640 acres) is tested with subdivision problems. "The NE 1/4 of the NW 1/4 of Section 12" = 1/4 × 1/4 × 640 = 40 acres. Candidates routinely make multiplication errors here. Florida uses all three legal description systems, which is unusual; in some other states only one or two methods are commonly used. The point of beginning (POB) in a metes and bounds description must be a fixed reference point, and the description must close (return to the POB).

Topic 11: Federal and State Laws Pertaining to Real Estate (4%)

Weight: 4% (~4 questions)

Civil rights and consumer protection laws that apply to real estate. Fair Housing, RESPA, TILA, ADA, and the antitrust framework.

What's tested. The federal Fair Housing Act (Title VIII of the Civil Rights Act of 1968, amended 1988) and its seven protected classes: race, color, religion, national origin, sex, familial status, and disability. The Florida Fair Housing Act (F.S. 760) adds protected classes beyond the federal list. ADA Title III applies to commercial properties (places of public accommodation), not to private residential. RESPA prohibits kickbacks and unearned fees in residential transactions involving federally-related mortgages. TILA requires lender disclosure of the APR and the cost of credit. Antitrust: the Sherman Antitrust Act prohibits price fixing, group boycotts, market allocation, and tying arrangements among competitors.

Common traps. "Seniors-only" housing is a Fair Housing Act exception under specific conditions (80% of units occupied by at least one person 55 or older, and the community holds itself out as 55-plus). Candidates miss the 80% threshold regularly. ADA does not apply to private residential housing the way Fair Housing does. RESPA's prohibition on kickbacks is broad: even non-cash benefits (free dinners, vacations, sports tickets) can violate it. Post-settlement buyer-broker compensation practices can also show up through antitrust, compensation disclosure, and brokerage-procedure scenarios. Do not memorize headlines; know the written-agreement and compensation-documentation principles your course materials now emphasize. This topic also reaches into Florida-specific consumer law including the Florida Residential Landlord and Tenant Act (the landlord-tenant guide covers it in full), and the Florida-specific content guide collects every state-specific item the exam tests.

Topic 12: Types of Mortgages and Sources of Financing (4%)

Weight: 4% (~4 questions)

The varieties of mortgage products and the institutional sources that fund them. Conventional, FHA, VA, USDA, conforming vs non-conforming, primary vs secondary market.

What's tested. Conventional loans: not government-backed, follow Fannie Mae and Freddie Mac guidelines, require PMI when LTV exceeds 80%. FHA loans: insured by the Federal Housing Administration, lower down payment (3.5% with 580+ credit), upfront MIP plus annual MIP. VA loans: guaranteed by Veterans Affairs, available to qualifying veterans, no down payment required, no PMI, VA funding fee instead. USDA Rural Development loans: for properties in eligible rural areas, no down payment, income-limited. Conforming vs non-conforming: conforming loans meet Fannie/Freddie size and underwriting limits; jumbo loans exceed conforming limits. Primary mortgage market: where loans are originated (banks, credit unions, mortgage bankers, mortgage brokers). Secondary mortgage market: where loans are sold and packaged (Fannie Mae, Freddie Mac, Ginnie Mae, private investors).

Common traps. FHA MIP cannot be canceled the way PMI can on conventional loans; FHA MIP typically runs for the life of the loan unless the borrower refinances. VA funding fee is one-time at closing, not ongoing. USDA loans have income limits that are often missed. Ginnie Mae securitizes only government-backed loans (FHA, VA, USDA); Fannie Mae and Freddie Mac securitize conventional loans, and candidates routinely confuse the roles of the three.

Topic 13: Taxes Affecting Real Estate (3%)

Weight: 3% (~3 questions)

Property tax, transfer taxes, and the federal income tax treatment of real estate. Florida-specific items including the homestead exemption and Save Our Homes are tested directly.

What's tested. Property tax mechanics: assessed value, just value, millage rate, ad valorem vs non-ad-valorem assessments (CDD assessments are non-ad valorem). Florida's homestead exemption: $25,000 off the first $50,000 of assessed value for all taxing authorities, plus an additional $25,000 off assessed value between $50,000 and $75,000 for non-school taxing authorities (so $50,000 total exemption for non-school, $25,000 for school). Save Our Homes: caps annual increase in homestead-property assessed value at 3% or CPI, whichever is lower. Documentary stamp tax: $0.70 per $100 on deeds statewide ($0.60 + surtax in Miami-Dade), $0.35 per $100 on notes. Intangible tax: $0.002 per $1 on new mortgages. Federal income tax: capital gains, the $250,000 / $500,000 home sale exclusion, 1031 like-kind exchanges (now limited to real property under TCJA).

Common traps. The homestead exemption is structured as two layers: the first $25,000 applies to all taxing authorities; the second $25,000 (covering assessed value $50,000 to $75,000) applies only to non-school taxing authorities. Candidates confuse these. Save Our Homes applies only to homestead property, not to investment property or commercial. Documentary stamp tax on the deed is paid by the seller in Florida (the buyer pays the note tax and intangible tax). In a millage calculation, subtract the homestead exemption before applying the rate, not after.

Math companions. The documentary stamps post covers all three transfer taxes with worked examples. The millage rate post covers the property tax math, and the homestead exemption guide covers the school/non-school split and full tax calculations.

Topic 14: Violations of License Law, Penalties and Procedures (2%)

Weight: 2% (~2 questions)

What happens when a licensee violates the law. F.S. 475.25 (grounds for discipline), F.S. 475.42 (criminal penalties), FREC procedures, and the Florida Real Estate Recovery Fund.

What's tested. Grounds for discipline under F.S. 475.25: fraud, misrepresentation, dishonest dealing, culpable negligence, breach of trust, failure to account for escrow funds, having a real estate license revoked in another state. Penalties: reprimand, fine, probation, suspension, revocation, and combinations. The Florida Real Estate Recovery Fund: provides compensation to consumers harmed by licensee misconduct, funded by license fees, with a $50,000 per claim and $150,000 per licensee cap. Citation Authority: FREC can issue citations for minor violations with set fines, distinct from formal disciplinary actions. Notice of Noncompliance vs Formal Complaint procedures.

Common traps. The Recovery Fund caps ($50,000 per claim, $150,000 per licensee) are tested directly and are pure memorization. Citation Authority is a relatively recent tool and is sometimes confused with formal disciplinary action; citations are administrative and do not require a formal hearing. The FREC rules and violations guide covers the full disciplinary process, penalty ranges, and complaint sequence.

Topic 15: Real Estate License Law and Commission Rules (2%)

Weight: 2% (~2 questions)

The structure and authority of the Florida Real Estate Commission (FREC) and the Department of Business and Professional Regulation (DBPR).

What's tested. FREC composition: 7 members (4 licensed brokers or broker-associates, 1 licensed sales associate, 2 consumer members who have never held a real estate license), appointed by the Governor and confirmed by the Senate. FREC vs DBPR distinction: DBPR is the umbrella state agency; FREC is the regulatory body specifically for real estate, sitting within DBPR. FREC's rulemaking authority under F.A.C. Rule 61J2. License renewal cycles (every two years on the licensee's renewal anniversary). Continuing education requirements (14 hours per cycle, including 3-hour Core Law).

Common traps. FREC composition is tested with exact numbers; candidates miss the 4-1-2 split routinely. The Core Law requirement (3 hours of the 14 CE hours) is tested directly.

Topic 16: Real Estate Investments and Business Opportunity Brokerage (2%)

Weight: 2% (~2 questions)

Investment math and the specific brokerage rules for business opportunity sales. Some math is woven through this topic.

What's tested. Cash-on-cash return: annual cash flow before tax divided by total cash invested. Capitalization rate: net operating income divided by purchase price. Gross Rent Multiplier: purchase price divided by gross annual rent (or sometimes monthly rent). Leverage and its effect on return. Business opportunity brokerage: the sale of a business as a going concern, which can involve the sale of personal property, real property, intangible assets (goodwill, customer lists), and the assumption of liabilities. F.S. 475.01 includes business opportunity within the definition of real estate brokerage.

Common traps. Cap rate vs GRM are confused regularly. Cap rate uses net operating income; GRM uses gross rental income without expenses subtracted. The relationship between cap rate and value is inverse: as cap rate increases, value decreases for the same NOI.

Math companions. The cap rate post and the GRM post cover the investment math in depth.

Topic 17: The Real Estate Business (1%)

Weight: 1% (~1 question)

Industry overview content. Career paths in real estate, the various specializations (residential, commercial, industrial, agricultural, property management, appraisal), the relationship between Realtors and non-Realtor licensees, and the structure of the real estate industry generally. Read this topic once; the single question is usually broad and pattern-recognizable.

Topic 18: Real Estate Markets and Analysis (1%)

Weight: 1% (~1 question)

Market dynamics. Supply and demand factors that affect property values, market segmentation by price tier and property type, absorption rate (the rate at which listings are sold in a market), days on market, and the comparative market analysis (CMA) and how it differs from a formal appraisal. Read this topic once. The single question usually tests basic supply-and-demand logic.

Topic 19: Planning and Zoning (1%)

Weight: 1% (~1 question)

Land use regulation. Zoning ordinances, variances vs special exceptions, non-conforming uses (grandfather provisions), eminent domain and the just compensation requirement, police power as the constitutional basis for zoning, and comprehensive plans. The single question usually tests a specific concept (variance vs special exception is a common one; non-conforming use is another).

What changed on the exam in 2026

The 19-topic structure is unchanged. The content tested within several topics has changed materially in the past 12 to 18 months. The five most consequential 2025-to-2026 updates:

HB 913 (2025), Chapter 718, F.S. Substantial revisions to Florida's Condominium Act covering milestone inspections (mandatory at 25 years for buildings three stories or higher, then every 10 years), Structural Integrity Reserve Studies (SIRS), reserve funding rules (no more waiving reserves on full membership vote for buildings subject to the milestone requirement), and condominium association management. Tested directly in Topic 4 (Property Rights).

F.S. 689.302 expansion (effective October 1, 2025). Florida's seller disclosure obligations now require disclosure of any known flood damage during the seller's ownership regardless of whether an insurance claim was filed. Replaces the earlier narrower disclosure language. Tested in Topic 2 (Contracts) and indirectly through several other topics.

SB 2-A (2022), property insurance reforms. Multi-year set of reforms affecting how property insurance carriers underwrite, how Citizens Property Insurance Corporation operates, and how disputed claims move through litigation. The downstream effects (4-point inspections, wind mitigation requirements, roof age restrictions) are tested in property condition and disclosure questions across several topics.

2024 NAR antitrust settlement. Buyer-side compensation and written-agreement practices changed across the industry. For exam purposes, treat this as an antitrust, brokerage-procedure, and compensation-disclosure issue rather than a memorized headline. Tested indirectly in Topic 1 (Brokerage Activities and Procedures) and Topic 11 (Federal and State Laws).

Property Tax Reform 2026 (legislative effort, in progress). Multiple proposals for property tax relief have moved through the Florida Legislature; the actual landed legislation will determine what's tested in Topic 13 (Taxes). As of May 2026 the implementing legislation is in development. Pass Florida's question bank updates as the legislation lands.

If your prep material was printed before late 2025, the answers on HB 913, F.S. 689.302, and the NAR settlement implications are likely outdated. We cover the change set in detail in the 2026 exam changes post.

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Keep Reading

• Florida Real Estate Exam Topics Breakdown
• Florida Real Estate Exam: What to Expect
• How to Pass the Florida Real Estate Exam
• Florida Real Estate Exam Pass Rate
• Florida Real Estate Exam Math Formulas
• 30-Day Study Plan for the Florida Real Estate Exam
• Free Florida Real Estate Practice Exam Questions
• Florida Real Estate Exam Tricky Questions Strategy
• Florida-Specific Real Estate Exam Content
• Florida Real Estate Exam Changes 2026

FAQ

Where does the 19-topic outline come from?

DBPR and Pearson VUE publish the outline in the official Florida Real Estate Sales Associate Candidate Information Booklet. The outline is the authoritative content map for what's tested on the exam. The percentages published in the Candidate Information Booklet correspond approximately to the number of questions on each topic.

Are the percentages exactly the number of questions?

Approximately, not exactly. A 12% topic produces roughly 12 questions on most exam forms; a 1% topic produces roughly 1 question. The published percentages are weighting targets, and individual exam forms can vary by a question or two on any given topic. Studying weighted to the published percentages gets you close to the actual distribution on any exam form.

What's the difference between Topic 14 and Topic 15? They both look like license law.

They cover different things. Topic 14 (Violations of License Law, Penalties and Procedures, 2%) tests what happens when a licensee breaks the law: the grounds for discipline under F.S. 475.25, the penalty framework, FREC disciplinary procedures, and the Florida Real Estate Recovery Fund. Topic 15 (Real Estate License Law and Commission Rules, 2%) tests the structure of FREC itself: composition, rulemaking authority, the relationship between FREC and DBPR, and license renewal mechanics. Both 2%, both tested separately.

Which topics carry the math?

Topic 9 (Real Estate Related Computations and Closing of Transactions, 6%) is the heaviest concentration. But math is also tested in Topic 5 (Appraisal: GRM and cap rate), Topic 10 (Legal Descriptions: section math), Topic 13 (Taxes: millage rate and documentary stamps), and Topic 16 (Investments: cap rate, GRM, cash-on-cash). Roughly 8 to 12 math questions appear on each exam, distributed across these topics. The math formulas guide covers every formula type with step-by-step examples.

Should I study the topics in the order they're listed?

No. Study weighted to the percentages. The four-tier framework above (55% of study time on Tier 1, 20% on Tier 2, 15% on Tier 3, 10% on Tier 4) matches study hours to exam weight. The most common candidate failure mode is studying every chapter equally, which over-invests in 1% topics and under-invests in 12% topics by exactly the same margin.

What if my prep course is organized differently?

Most pre-license courses organize content by chapter (typically Chapters 1 through 19 in a standard textbook), which often maps closely but not exactly to the 19-topic outline. Some textbooks combine two outline topics into one chapter or split one outline topic across two chapters. The exam tests to the outline, not to any particular textbook's chapter structure. Use the outline as your study map regardless of how your course is organized.

Can I pass by only studying the high-weight topics?

No. The top six topics account for 56 questions, but you need 75 correct to pass. Even if you got every Tier 1 question right, you would still need 19 correct from the remaining 44. The mid-weight topics cannot be ignored. The right approach is proportional: spend significantly more time on the heavy topics and less (not zero) on the 1-2% topics.

How does Pass Florida's question bank map to the 19 topics?

Pass Florida's 1,002 questions are weighted to match the outline. Topics at 12% have roughly 120 questions; topics at 1% have roughly 10 questions. The distribution mirrors the actual exam so practice score correlates closely with predicted exam performance. The Trap Library covers the EXCEPT/NOT and "all of the following except" patterns that catch most first-time candidates regardless of which topic the question falls under.

Sources & Methodology

What this post covers. The 19 content areas tested on the Florida Real Estate Sales Associate examination, with the official DBPR weighting for each, what's tested on each topic, the relevant statutes, the 2025-and-2026 updates that landed on the exam, and a study allocation framework. Current as of May 2026.

Data sources. Florida Department of Business and Professional Regulation, Division of Real Estate official Florida Real Estate Sales Associate Candidate Information Booklet (2025 edition, with 2026 supplements). Florida Statutes Chapter 475 (license law), Chapter 718 (Condominium Act, as amended by HB 913, 2025), Chapter 719 (Cooperatives), Chapter 720 (HOA), Chapter 721 (Timesharing), Chapter 190 (CDDs), Chapter 760 (Florida Fair Housing Act), F.S. 689.302 (flood disclosure, October 2025 expansion), F.S. 725.01 (Statute of Frauds), F.S. 712 (Marketable Record Title Act), F.S. 695 (recording statute), F.S. 95.16 (adverse possession), F.S. 475.272 through 475.2801 (brokerage relationships), F.S. 475.25 (discipline), and Florida Administrative Code Rule 61J2 (FREC rules). Pearson VUE Florida Real Estate Sales Associate examination registration documentation. 2024 National Association of Realtors settlement implementing documents.

Why the weightings matter operationally. DBPR's published percentages approximate the actual exam-form question counts within a question or two per topic. Candidates who study weighted to the outline outperform candidates who study evenly across topics by a margin that correlates closely with how miscalibrated their study time was relative to the published weighting.

Why this post includes the 2026 updates. Multiple statutory changes landed in 2025 (HB 913, F.S. 689.302) that are now tested on the exam. Prep materials printed before late 2025 contain outdated answers on these topics. The 2024 NAR antitrust settlement implementing documents also affect content tested under Topic 1 (Brokerage Activities and Procedures) and Topic 11 (Federal and State Laws).

Product note. Pass Florida is our Florida-specific exam prep app. We use the official outline, Florida statutes, DBPR/Pearson VUE materials, and ongoing update reviews to keep the question bank aligned with what candidates are likely to see. We do not use copied exam questions, fake reviews, or subscription pricing.

What this post does not cover. Deep-dive math instruction (covered in the dedicated math posts), specific city-by-city market context (covered in the city-page series), or the broker license exam (a different exam with a different content outline).

Sources

• Florida Department of Business and Professional Regulation, Division of Real Estate, Florida Real Estate Sales Associate Candidate Information Booklet (2025)
• Florida Statutes Chapter 475 (real estate license law), F.S. 475.17 (qualifications), F.S. 475.25 (discipline), F.S. 475.272 through 475.2801 (brokerage relationships)
• Florida Statutes Chapter 718 (Condominium Act, as amended by HB 913, 2025)
• Florida Statutes Chapter 719 (Cooperatives), Chapter 720 (HOA), Chapter 721 (Timesharing), Chapter 190 (Community Development Districts)
• Florida Statutes Chapter 760 (Florida Fair Housing Act)
• Florida Statutes F.S. 689.302 (flood disclosure, October 2025 expansion)
• Florida Statutes F.S. 725.01 (Statute of Frauds), F.S. 712 (Marketable Record Title Act), F.S. 695 (recording statute), F.S. 95.16 (adverse possession)
• Florida Administrative Code, Rule 61J2 (FREC rules and exam content)
• Pearson VUE Florida Real Estate Sales Associate examination registration and content documentation
• National Association of Realtors 2024 antitrust settlement implementing documents and Florida Realtors guidance
• Federal Fair Housing Act (42 U.S.C. § 3601 et seq.), Real Estate Settlement Procedures Act (RESPA, 12 U.S.C. § 2601 et seq.), Truth in Lending Act (TILA, 15 U.S.C. § 1601 et seq.)
• Internal Revenue Code Section 1031 (like-kind exchanges)

All information verified May 2026.