Florida Real Estate Exam in 2026: Every Change You Need to Know

What Actually Changed on the Florida Real Estate Exam in 2026 (and What Did Not)

Same exam. Same 100 questions. Same 3.5 hours. Same 75 to pass. The 19 content areas did not change. The 52 to 56% first-time pass rate did not change. If you studied with a 2024 or 2025 guide, roughly 90% of what you learned still applies. Do not throw away your materials.

The other 10% changed. And that 10% is specific, testable, and concentrated in three areas: the NAR settlement rules on buyer representation, the new FinCEN residential real estate reporting rule effective March 1, 2026, and five Florida laws enacted in 2025 that are now fair game for exam questions. A sixth item, HB 607, would change everything about FREC and post-licensing education if it passes. It has not passed. It is not law. Do not study it as current law.

What does the NAR settlement mean for exam questions? Written buyer brokerage agreements are required before showing property, compensation must be specific, and offers of buyer-broker compensation no longer appear on the MLS. What is the FinCEN rule? A federal reporting requirement for all-cash residential real estate transfers to legal entities and trusts. What Florida laws are new? SB 948 (flood disclosure), HB 7031 (business rent tax eliminated), HB 913 (condo transparency), SB 322/SB 606 (squatter removal), and HB 615 (electronic notice). What about HB 607? A bill. Not a law. Study current requirements.

This guide covers every change, every non-change, and how each one could appear as an exam question. If you are studying for the Florida real estate exam in 2026, this is your update checklist. If you want the complete exam preparation strategy, start with the how to pass guide and the 30-day study plan.

The short version: The exam format is unchanged: 100 questions, 3.5 hours, 75 to pass. The NAR settlement (August 2024) requires written buyer agreements before showings and removes compensation from the MLS. The FinCEN rule (March 2026) requires reporting of all-cash transfers to entities/trusts. Five 2025 Florida laws are now testable: SB 948 (flood disclosure), HB 7031 (business rent tax eliminated), HB 913 (condo cancellation), SB 322/606 (squatter removal), HB 615 (electronic notice). HB 607 (FREC abolishment) is pending, not enacted. Application fee is $83.75 (HB 1091 waiver expired). Exam fee is $36.75 (unchanged).

Last Updated: March 2026 | Exam Format: Unchanged (100 questions, 75 to pass) | Key Updates: NAR settlement, FinCEN rule, 5 new Florida laws

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What This Guide Covers

• What Has NOT Changed
• NAR Settlement: Buyer Representation Rules
• FinCEN Residential Real Estate Reporting Rule
• 2025 Florida Laws Now Testable
• HB 607: The Bill That Could Change Everything
• Fee Status: HB 1091 Expiration
• Study Strategy Adjustments for 2026
• 2026 Changes Quick Reference Table
• How Pass Florida Keeps Your Preparation Current
• Frequently Asked Questions

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What Has NOT Changed

Start here, because the anxiety about "exam changes" causes more wasted study time than the changes themselves. The core exam is the same exam it was in 2024 and 2025. If you are using a recent study guide, the vast majority of its content is still accurate. Here is what has not changed:

Component	2026 Status
Number of questions	100 (unchanged)
Time limit	3.5 hours / 210 minutes (unchanged)
Passing score	75 out of 100 (unchanged)
Content areas	19 topics, same weights (unchanged)
Testing provider	Pearson VUE, in-person only (unchanged)
Exam fee	$36.75 per attempt (unchanged)
Pre-licensing course	63 hours, FREC-approved (unchanged)
Post-licensing education	45 hours before first renewal (unchanged, HB 607 not enacted)
Continuing education	14 hours every 2 years (unchanged, HB 607 not enacted)
Brokerage relationship types	Single agent, transaction broker, no brokerage (unchanged)
Documentary stamp tax rates	$0.70 per $100 on deeds, $0.35 per $100 on mortgages (unchanged)
Homestead exemption	$50,000 total ($25,000 all taxes + $25,000 non-school only) (unchanged)
Contract law fundamentals	COLIC, void vs voidable, Statute of Frauds (unchanged)

That table covers roughly 85 to 90% of the exam content. If you know these topics cold, you are in strong shape regardless of the 2026 updates. The changes below add to your existing knowledge. They do not replace it.

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NAR Settlement: Buyer Representation Rules

The National Association of Realtors settlement, effective August 17, 2024, changed how buyer agents are retained and compensated, and these changes are now fully integrated into exam content. The settlement is not new in 2026. It took effect in 2024. But the exam pool rotates questions, and 2026 is the first full exam cycle where NAR settlement content is standard rather than emerging.

Three Changes That Matter for the Exam

1. Written buyer brokerage agreements are required before touring homes. Before the settlement, agents routinely showed homes to buyers without formal agreements. That practice ended on August 17, 2024. Any MLS participant working with a buyer must now have a signed written agreement in place before physically showing any property. In Florida, this means one of four Exclusive Buyer Brokerage Agreement (EBBA) forms.

2. Compensation offers were removed from the MLS. Before the settlement, listing agents advertised buyer-broker compensation on the MLS (for example, "2.5% to buyer's agent"). That field no longer exists. Buyer agent compensation is now negotiated independently of the MLS, typically in the purchase contract or through separate written agreements.

3. Compensation must be specific and objectively ascertainable. Buyer brokerage agreements must state compensation in concrete terms: a specific percentage, a flat dollar amount, or an hourly rate. Vague language like "customary commission" or "to be determined" does not satisfy the requirement.

The Four Florida EBBA Forms

Florida Realtors updated their standard buyer brokerage forms in January 2026. There are four versions, each matching a different brokerage relationship type:

Form	Relationship Type	Key Feature
EBBA-8sa	Single Agent	Full fiduciary duties to buyer
EBBA-8tb	Transaction Broker	Limited representation, no fiduciary duties
EBBA-8tn	Consent to Transition	Starts as single agent, built-in consent to transition to transaction broker
EBBA-8nr	No Brokerage Relationship	Exclusive agreement with no representation duties

The January 2026 updates added audio/visual acknowledgment provisions (addressing properties with surveillance cameras during showings) and changed terminology from "buyer" to "consumer" and from "broker/sales associate" to "broker or authorized associate." The exam may test your awareness of these form types and their relationship to Florida's brokerage relationship framework. The brokerage relationships guide covers each form in detail.

What the Exam Will NOT Test

The exam will not test specific EBBA form numbers (you do not need to memorize "EBBA-8tb"). It will test the principles: written agreements are required before showing property, compensation must be specific, and MLS no longer displays compensation offers. The exam tests rules, not form numbers.

The change that catches students off guard: Applying pre-settlement practices to post-settlement questions. The MLS no longer displays compensation. The buyer agreement comes before the showing. These are not subtle shifts. They are complete reversals of how the industry operated before August 2024. Students who studied with materials written before the settlement answer these questions from muscle memory, and the muscle memory is wrong.

How this could appear on the exam: A buyer contacts a real estate agent and asks to tour a home listed in the MLS. Before driving to the property, what must the agent do? The answer is obtain a signed written buyer brokerage agreement. Students who pick "nothing is required before the first showing" are applying pre-settlement practices. Students who pick "the agent must check the MLS for the buyer-broker compensation offer" are applying a system that no longer exists. The agreement comes first. Compensation is negotiated directly. The MLS is out of the equation.

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FinCEN Residential Real Estate Reporting Rule

The Financial Crimes Enforcement Network (FinCEN) Residential Real Estate Reporting Rule took effect on March 1, 2026, and it introduces a federal reporting requirement that is entirely new to the Florida real estate exam. Not an update. Not an amendment. An entirely new compliance layer. It applies to certain residential closings and creates obligations for settlement agents that did not exist before this year. The closing costs guide covers how this fits into overall closing procedures.

When the Rule Applies

The FinCEN rule applies when all four conditions are met simultaneously:

1. Residential real property: The transaction involves a 1-to-4 family dwelling, condominium, cooperative, or vacant land zoned or permitted for residential construction.
2. Non-financed transfer: The purchase is not financed by a traditional mortgage lender. This includes all-cash purchases, seller financing, hard money loans, and any transaction without an institutional lender.
3. Transfer to a legal entity or trust: The buyer is an LLC, corporation, partnership, trust, or other legal entity. Not an individual buying in their own name.
4. No applicable exemption: The transfer does not fall under one of FinCEN's enumerated exemptions (such as transfers between related entities or certain government-related transactions).

All four conditions must be true simultaneously. Remove any one and the rule does not apply. An all-cash purchase by an individual? No report (condition 3 fails). A purchase by an LLC using a conventional mortgage? No report (condition 2 fails). A commercial property purchase by an LLC with cash? No report (condition 1 fails, unless the property includes residential units). The exam will test whether you can identify which condition breaks.

Who Must Report

The filing responsibility follows a seven-tier cascade that determines which party at the closing table is responsible for submitting the report. The cascade starts with the settlement agent and works down:

1. The person who conducts the closing (settlement agent)
2. The person who prepares or issues the title insurance commitment
3. The person who prepares the closing statement (HUD-1, CD)
4. The person who handles the disbursement of funds
5. The person who prepares or records the deed
6. The attorney for the transferee (buyer)
7. The real estate agent for the transferee (buyer)

In practice, the first tier captures most Florida closings: the title company or closing attorney who conducts the settlement is the reporting person. Real estate agents are tier 7, meaning they are only responsible if no one higher in the cascade is involved. The exam is unlikely to test the full cascade but may test the principle that the settlement agent is primarily responsible.

What Must Be Reported

The reporting person must file a Real Estate Report with FinCEN within 30 days of the closing date. The report must include:

• Beneficial ownership information: The names, dates of birth, addresses, taxpayer identification numbers, and citizenship status of all individuals who own 25% or more of the purchasing entity
• Transaction details: The property address, sale price, date of transfer, and legal description
• Entity information: The name, type, formation jurisdiction, and taxpayer identification number of the purchasing entity

Why Florida Is Disproportionately Affected

Florida has one of the highest volumes of all-cash residential real estate transactions in the country, particularly in South Florida, Central Florida, and coastal markets. International buyers, investors purchasing through LLCs for asset protection, and 1031 exchange buyers frequently structure transactions as all-cash purchases through legal entities. This means the FinCEN rule applies to a larger share of Florida closings than in most other states.

The Florida-specific content guide covers this in the context of closing procedures. The exam may frame FinCEN questions as part of a closing scenario where the agent must know what additional compliance steps are required when the buyer is an entity paying cash.

The change that catches students off guard: Confusing who provides the information with who files the report. The buyer provides beneficial ownership details. The settlement agent files the report. Two different obligations. Two different parties. Students who merge them into one pick the wrong answer. The study strategy section estimates one hour for FinCEN, but spend that hour on the four conditions and the filing responsibility, not on memorizing the full seven-tier cascade.

How this could appear on the exam: A foreign investor purchases a condominium in Miami for $1.2 million through an LLC. The purchase is all-cash with no institutional lender. At closing, who is responsible for filing the FinCEN Real Estate Report? The answer is the settlement agent (the person conducting the closing). Students who pick "the buyer's real estate agent" are selecting the lowest tier of the cascade when a higher-tier party is present. Students who pick "no one, because the buyer is a foreign national" do not understand the rule. Students who pick "the buyer" confuse beneficial ownership disclosure with filing responsibility. The settlement agent files. The buyer supplies.

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2025 Florida Laws Now Testable

Five Florida laws that took effect in 2025 are now part of the exam content pool, and each one addresses a topic the exam already tested with updated rules. Not new subjects. Updated rules on existing subjects: disclosure requirements, taxes, condominium law, landlord-tenant relations, and property rights. The difference matters. You already have the foundation from your pre-licensing course. These laws change specific details within that foundation. The Florida-specific content guide covers each law in the broader context of Florida real estate practice.

SB 948: Expanded Flood Risk Disclosure (October 1, 2025)

SB 948 broadens the flood disclosure obligation for both sellers and landlords.

For sellers: Sellers must now disclose any known flooding damage that occurred during their ownership. The prior standard required disclosure only of flooding that led to insurance claims. SB 948 removes that limitation. Known flooding damage must be disclosed regardless of whether a claim was filed.

For landlords: Landlords entering leases of one year or longer must provide a separate flood disclosure form at or before lease execution. If the landlord fails to provide the disclosure and the tenant's property sustains damage equal to or exceeding 50% of fair market value, the tenant may terminate the lease within 30 days of the flooding event.

The fair housing guide covers SB 948 in the context of landlord-tenant disclosure obligations.

The change that catches students off guard: Forgetting that SB 948 applies to landlords, not just sellers. The prior flood disclosure framework focused on sales transactions. SB 948 expanded it to leases of one year or longer. Students who know the seller disclosure rule but miss the landlord obligation answer half the question correctly and still pick the wrong answer. Two numbers to memorize: 50% and 30 days. The reference table captures both.

How this could appear on the exam: A landlord signs a 15-month lease without providing a flood disclosure form. Eight months later, the property floods and the tenant's belongings sustain damage equal to 55% of their fair market value. What is the tenant's remedy? The answer is the tenant may terminate the lease within 30 days of the flooding event. Two thresholds. Damage must reach 50%. Termination must happen within 30 days. Students who pick "no remedy exists" do not know about SB 948. Students who pick "the tenant can terminate immediately" miss the 30-day window.

HB 7031: Business Rent Tax Eliminated (October 1, 2025)

Florida eliminated the 2% state sales tax on commercial lease payments. Florida was the only state that imposed this tax. As of October 1, 2025, the tax no longer exists.

For the exam, the key fact is straightforward: Florida no longer imposes sales tax on commercial rent. If the exam references business rent tax in a current-law context, the answer is that it has been eliminated. The closing costs guide covers this in the context of closing-related taxes and fees.

The change that catches students off guard: Calculating a tax that no longer exists. If your pre-licensing textbook was printed before October 2025, it taught you to calculate 2% on commercial rent. That math is now wrong. The answer is zero. Not "reduced." Eliminated. The unchanged table above confirms that documentary stamp tax rates remain the same, but this is a different tax entirely.

How this could appear on the exam: A commercial tenant signs a 5-year lease at $8,000 per month. How much state sales tax does the tenant owe on monthly rent payments? The answer is zero. Florida eliminated the business rent tax effective October 1, 2025. Students who calculate 2% of $8,000 ($160) are applying a tax that no longer exists. The math is correct. The premise is not.

HB 913: Condo Transparency and Buyer Cancellation (July 1, 2025)

HB 913 made two changes to Florida condominium law:

7-day buyer cancellation: Condo buyers in resale transactions now have 7 days to cancel after receiving required disclosure documents, including the declaration, articles of incorporation, bylaws, rules, and most recent financial report. This is a new cancellation right for resale transactions. (New condo purchases from developers already had a 15-day cancellation period.)

Structural inspections: Buildings with 3 or more habitable stories must undergo structural integrity inspections every 10 years after reaching 30 years old (or 25 years old if within 3 miles of the coast). This requirement emerged from the Surfside condominium collapse in 2021 and has been phased into exam content.

The change that catches students off guard: Three different cancellation periods that sound similar but apply to different transactions. Seven days for resale condos (HB 913). Fifteen days for new construction condos from developers. Three days for HOA disclosure documents. The exam will give you a scenario and expect you to pick the right number. If you cannot instantly match each number to its transaction type, review the contracts guide alongside this section.

How this could appear on the exam: A buyer purchases a resale condominium and receives the association's disclosure documents at closing. How many days does the buyer have to cancel the contract? The answer is 7 days. Not 3. Not 15. Seven. Students who pick 3 days are confusing this with the HOA disclosure cancellation period. Students who pick 15 days are applying the developer/new construction cancellation period. Students who pick "no cancellation right exists for resale condos" do not know about HB 913.

SB 322 and SB 606: Squatter Removal Protections (July 1, 2025)

These companion bills strengthen property owner rights against unauthorized occupants:

SB 322: Commercial and vacation property owners can request expedited removal of unauthorized occupants through the local sheriff without going through a full court eviction process. The property owner provides proof of ownership and an affidavit that the occupant has no lease or lawful right to possess the property. The sheriff can then remove the squatter.

SB 606: Addresses hotel and lodging overstays specifically. A guest who refuses to vacate after the reservation period ends can be removed through the same expedited process.

Criminal penalties: Squatters who cause $1,000 or more in property damage face second-degree felony charges.

The change that catches students off guard: Confusing unauthorized occupants with tenants who have a lease. The expedited removal process applies only to people with no legal right to be on the property. If the person has a lease, even an expired one that has not been formally terminated, the traditional eviction process still applies. The distinction is binary: lease or no lease. No lease means expedited sheriff removal is available. Lease means court eviction is required. The property rights guide covers the broader ownership rights framework.

How this could appear on the exam: An owner of a vacation rental property discovers an unauthorized occupant who has been living in the unit for two weeks without a lease. Under Florida law, what is the owner's remedy? The answer is the owner can request expedited removal through the local sheriff by providing proof of ownership and an affidavit. Students who pick "the owner must file a formal eviction through the courts" are applying the tenant eviction process to a non-tenant. Students who pick "the owner can physically remove the occupant" confuse lawful process with self-help remedies. Self-help removal remains illegal regardless of the occupant's status.

HB 615: Electronic Notice Between Landlords and Tenants (July 1, 2025)

Landlords and tenants may now deliver required notices by email if both parties have signed a written addendum to the lease and both have provided valid email addresses. This includes notices such as lease termination, rent increase, and maintenance requests.

The key exam detail: electronic notice is not automatic. It requires a written addendum signed by both parties. Without the addendum, notice must still be delivered by traditional methods (personal delivery, mail, or posting). The addendum must include a valid email address for each party.

The change that catches students off guard: Assuming email is automatically valid for legal notice. It is not. HB 615 did not make email a default notice method. It made email an available notice method, but only with a specific opt-in: a signed written addendum from both parties. Without the addendum, an emailed lease termination notice is legally insufficient. The landlord who sends it without the addendum has not given valid notice, regardless of whether the tenant read the email.

How this could appear on the exam: A landlord wants to send a lease termination notice by email. Under HB 615, what is required for the email to constitute valid notice? The answer is both parties must have signed a written addendum allowing electronic notice and both must have provided valid email addresses. Two requirements. Both mandatory. Students who pick "no special requirements; email is always valid" do not know about the addendum requirement. Students who pick "electronic notice is never valid for lease terminations" do not know about HB 615.

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HB 607: The Bill That Could Change Everything

HB 607 is a Florida legislative bill that would abolish the Florida Real Estate Commission (FREC), eliminate post-licensing and continuing education requirements, and transfer regulatory authority directly to DBPR. It has NOT been enacted. It is not law. Study current requirements, not this bill. That paragraph contains everything you need to know for exam purposes. The rest of this section is context for students who want to understand why this bill keeps appearing in discussion forums and news articles.

What the Bill Proposes

If enacted, HB 607 would:

• Abolish FREC as an independent regulatory body and transfer its functions directly to the Department of Business and Professional Regulation (DBPR)
• Eliminate the 45-hour post-licensing education requirement for new sales associates
• Eliminate the 14-hour continuing education requirement for license renewal
• Restructure disciplinary procedures by removing the FREC hearing process and consolidating enforcement under DBPR

Current Status

HB 607 passed the Florida House in 2025 but died in the Senate without a vote. A similar version is pending in the Commerce Committee as of 2026. Florida Realtors actively opposes the bill. If a version eventually passes, the earliest effective date would be July 1, 2026, but passage in the current legislative session is uncertain.

What This Means for Exam Takers

Study current law. The exam tests what is, not what might be. As of 2026:

• FREC exists and regulates real estate licensing
• Post-licensing education is 45 hours before first renewal
• Continuing education is 14 hours every 2 years
• Missing the post-licensing deadline makes your license null and void

If HB 607 or a successor bill is enacted after you take the exam, the exam content will be updated to reflect the new law. But planning your study around a bill that does not exist is how students miss questions about requirements that do exist. The licensing guide and the post-exam guide both cover the current post-licensing requirement in detail.

The change that catches students off guard: Studying a bill as if it were a law. Discussion forums, YouTube channels, and social media posts about HB 607 create the impression that FREC abolishment is imminent. It is not. The bill died in the Senate. A similar version is pending. Pending means nothing for exam purposes. The exam tests enacted law, not legislative proposals. Every minute spent memorizing HB 607 provisions is a minute not spent on the five laws that actually passed. Study those instead.

How this could appear on the exam: HB 607 will not appear on the exam as proposed legislation. The exam tests current law. Post-licensing education? 45 hours before the first renewal. Which entity regulates real estate licensing? FREC, under DBPR. What happens if a licensee misses the post-licensing deadline? The license becomes null and void. Not suspended. Not inactive. Null and void. These are current-law answers. They will remain correct until the law changes. The licensing guide and fee status section below both reflect current requirements.

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Fee Status: HB 1091 Expiration

House Bill 1091 previously provided a 50% fee waiver on certain DBPR professional licensing application fees, including the real estate sales associate application. That waiver has expired. The application fee is $83.75 as of 2026.

Current Fee Schedule

Fee	Amount	Status
DBPR application fee	$83.75	HB 1091 waiver expired; full fee restored
State exam fee (Pearson VUE)	$36.75 per attempt	Unchanged
Electronic fingerprints	$50 to $80	Set by vendor, unchanged
License renewal fee	$32	Unchanged

The HB 1091 waiver applied to new applications submitted during the waiver period. If you submitted your application while the waiver was active, you paid the reduced fee. If you are submitting a new application in 2026, you pay the full $83.75. There is no active waiver program.

The exam does not test application fees directly. But if you are calculating the total cost of getting licensed, the $83.75 figure is the current number. Do not use the waived amount from older guides. The waiver is gone. The full fee is back.

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Study Strategy Adjustments for 2026

The 2026 updates do not require a fundamentally different study approach. They require adding a few specific items to the approach you are already using. Your foundation is the same. Your study plan is the same. You are adding a layer, not rebuilding from scratch. If you are following the 30-day study plan or the how to pass guide, make these additions:

Add to Your Study Plan

1. NAR settlement rules (add 1 to 2 hours). Know three facts: written buyer agreement required before showing, compensation must be specific, and MLS no longer displays compensation offers. Do not memorize EBBA form numbers. Know the principles. The brokerage relationships guide covers the full framework.

2. FinCEN reporting rule (add 1 hour). Know the four conditions (residential, non-financed, entity/trust, no exemption), who files (settlement agent), and the filing deadline (30 days). You do not need to memorize the seven-tier cascade. Know that the settlement agent is primarily responsible and that the rule targets all-cash entity purchases, not individual buyers.

3. SB 948 flood disclosure (add 30 minutes). Know two numbers: 50% damage threshold and 30-day termination window. Know that the disclosure applies to both sellers (known flood damage) and landlords (leases of 1+ year).

4. HB 7031 business rent tax (add 10 minutes). One fact: Florida eliminated the 2% sales tax on commercial rent. That is the entire exam-testable content.

5. HB 913 condo cancellation (add 20 minutes). Know that resale condo buyers have 7 days to cancel after receiving disclosure documents. Do not confuse with the 15-day new construction period or the 3-day HOA disclosure period.

6. Squatter removal and electronic notice (add 20 minutes). SB 322/606: expedited removal through sheriff for unauthorized occupants on commercial/vacation properties. HB 615: email notice valid only with a signed written addendum from both parties.

Total Additional Study Time

Approximately 3 to 4 hours on top of your existing study plan. One study session. That is all. The 2026 updates are meaningful but manageable. They do not require restructuring your entire preparation. If you have already completed the practice exam and scored above 80%, adding these updates takes you from prepared to fully current.

What NOT to Study

Do not study HB 607 as if it is current law. Do not memorize EBBA form numbers or version numbers. Do not memorize the FinCEN seven-tier cascade beyond knowing that the settlement agent is primarily responsible. Do not study the specific dollar amounts of FinCEN penalties. The exam tests principles, not administrative details. Time spent on details the exam will never ask is time stolen from topics that are worth 7% or more of your score.

Practice With Updated Questions

The practice exam and the tricky questions guide test concepts that remain current. For the 2026-specific updates, focus on understanding how each change would appear as an exam question (the scenarios in each section above give you the format) rather than memorizing legislative bill numbers.

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2026 Changes Quick Reference Table

Change	Effective Date	Exam Impact	Key Fact
Exam format	N/A	No change	100 questions, 3.5 hours, 75 to pass
19 content areas	N/A	No change	Same topics, same weights
Exam fee	N/A	No change	$36.75 per attempt
Application fee	2026	HB 1091 waiver expired	$83.75 (full fee)
NAR settlement	Aug 17, 2024	Now standard exam content	Written buyer agreement required before showing
EBBA forms updated	Jan 2026	Awareness only	Audio/visual acknowledgment added, terminology updated
MLS compensation	Aug 17, 2024	Now standard exam content	No longer displayed on MLS
Buyer compensation	Aug 17, 2024	Now standard exam content	Must be specific (%, flat fee, or hourly)
FinCEN reporting rule	Mar 1, 2026	New exam content	All-cash entity/trust purchases of residential property
FinCEN filing deadline	Mar 1, 2026	Testable detail	30 days after closing
FinCEN reporting person	Mar 1, 2026	Testable detail	Settlement agent (primary responsibility)
SB 948 flood disclosure	Oct 1, 2025	Now testable	Sellers + landlords (leases 1+ year); 50% threshold, 30-day window
HB 7031 business rent tax	Oct 1, 2025	Now testable	Eliminated (was 2%, now 0%)
HB 913 condo cancellation	Jul 1, 2025	Now testable	7-day resale cancellation (not 15-day new construction)
HB 913 structural inspections	Jul 1, 2025	Now testable	Every 10 years after 30 years old (25 years if coastal)
SB 322/606 squatter removal	Jul 1, 2025	Now testable	Expedited sheriff removal for commercial/vacation properties
HB 615 electronic notice	Jul 1, 2025	Now testable	Email valid only with signed written addendum
HB 607 FREC abolishment	Pending	NOT law; do not study as current	FREC still exists; post-licensing still required
Post-licensing education	N/A	No change	45 hours before first renewal (HB 607 not enacted)
Continuing education	N/A	No change	14 hours every 2 years (HB 607 not enacted)

Screenshot this table. Print it. Tape it to your wall. Every row is either a confirmed change or a confirmed non-change for the 2026 exam. If a study resource contradicts any row in this table, the study resource is outdated.

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How Pass Florida Keeps Your Preparation Current With the 2026 Updates

Knowing what changed is the first step. Practicing with questions that reflect the changes is the second. Most free practice exams and older prep courses have not updated their question pools for the NAR settlement, the FinCEN rule, or the five 2025 Florida laws. You study the right content, then practice with the wrong questions. That gap costs points.

Updated question pool reflects the NAR settlement rules, FinCEN reporting requirements, and all five 2025 Florida laws covered in this guide. No outdated scenarios. No questions about the business rent tax as if it still exists.

Adaptive targeting identifies which 2026 changes you have mastered and which ones still need work. If you consistently answer SB 948 questions correctly but miss FinCEN questions, the system adjusts automatically. Study time goes where it matters.

Full diagnostic across all 19 content areas measures your readiness on both the unchanged 90% and the new 10%. Twenty minutes gives you a complete picture of where you stand.

Timed simulations replicate the pressure of 100 questions in 3.5 hours, with 2026 content mixed in at realistic exam proportions. Practice under exam conditions, not flashcard conditions.

Download Pass Florida and take a free diagnostic that includes the 2026 updates. In 20 minutes, you will see exactly which changes you have mastered and which ones need another pass.

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Frequently Asked Questions

Has the Florida real estate exam format changed in 2026?

No. The exam is still 100 multiple-choice questions with a 3.5-hour time limit, administered in-person at Pearson VUE testing centers. The format, timing, and delivery method are identical to 2024 and 2025.

How many questions are on the 2026 Florida real estate exam?

100 multiple-choice questions covering 19 content areas weighted by importance. The number of questions and the content area weights have not changed for 2026. The exam still includes approximately 10 unscored pretest questions that do not count toward your score.

What is the passing score for the Florida real estate exam in 2026?

75 out of 100. The passing threshold has not changed. This is a 75% pass rate applied to 100 questions. The pass rate data shows that 52 to 56% of first-time takers meet this threshold, which is also unchanged from prior years.

What is the NAR settlement and how does it affect the Florida real estate exam?

The National Association of Realtors settlement, effective August 17, 2024, changed buyer representation practices. Three facts are testable: (1) written buyer brokerage agreements are required before showing property, (2) buyer-broker compensation offers are no longer displayed on the MLS, and (3) compensation in buyer agreements must be specific and objectively ascertainable (a percentage, flat fee, or hourly rate). The exam will present scenarios testing whether you know that the agreement comes before the showing and that compensation is negotiated directly, not through the MLS.

Do I need a buyer brokerage agreement before showing homes in Florida?

Yes. Under the NAR settlement rules effective August 17, 2024, any MLS participant working with a buyer must have a signed written buyer brokerage agreement before physically touring any property. In Florida, this means one of four Exclusive Buyer Brokerage Agreement (EBBA) forms, each corresponding to a different brokerage relationship type. The agreement must specify the compensation amount.

What is the FinCEN residential real estate reporting rule?

The FinCEN Residential Real Estate Reporting Rule, effective March 1, 2026, requires reporting of certain all-cash residential real estate transfers to legal entities or trusts. All four conditions must be met: residential property, non-financed transfer, transfer to an entity/trust (not an individual), and no applicable exemption. The settlement agent is primarily responsible for filing a Real Estate Report with FinCEN within 30 days of closing, including beneficial ownership information for the purchasing entity.

Does the FinCEN rule apply to individual home buyers?

No. The FinCEN rule applies only when the buyer is a legal entity or trust (LLC, corporation, partnership, trust). An individual purchasing a home in their own name, even if paying all cash, does not trigger the reporting requirement. This is one of the four conditions that must all be met simultaneously.

What is SB 948 and how does it affect the Florida real estate exam?

SB 948, effective October 1, 2025, expanded flood risk disclosure obligations in Florida. Sellers must disclose any known flooding damage during their ownership (not just damage that led to insurance claims). Landlords with leases of one year or longer must provide a separate flood disclosure form. If a landlord fails to disclose and the tenant's property sustains damage of 50% or more of fair market value, the tenant can terminate the lease within 30 days. The exam tests the 50% threshold and the 30-day window.

Has the business rent tax been eliminated in Florida?

Yes. HB 7031, effective October 1, 2025, eliminated the 2% state sales tax on commercial lease payments. Florida was the only state that imposed this tax. For the 2026 exam, the correct answer to any question about business rent tax is that it no longer exists. If a question asks you to calculate sales tax on commercial rent, the answer is zero.

What changed for condo transactions in Florida in 2025?

HB 913, effective July 1, 2025, created a 7-day cancellation period for resale condominium buyers after receiving required disclosure documents. This is separate from the 15-day cancellation period for new construction condos purchased from developers. The bill also requires structural integrity inspections every 10 years for buildings of 3 or more habitable stories after they reach 30 years old (25 years if within 3 miles of the coast).

What is HB 607 and has it been enacted?

HB 607 is a Florida bill that would abolish the Florida Real Estate Commission (FREC), eliminate post-licensing and continuing education requirements, and transfer regulatory authority to DBPR. It has NOT been enacted. The bill passed the Florida House in 2025 but died in the Senate. A similar version is pending. Florida Realtors opposes the bill. Study current law: FREC exists, post-licensing is 45 hours, continuing education is 14 hours every 2 years. Do not plan around a law that does not exist.

Will the Florida real estate exam change if HB 607 passes?

If HB 607 or a successor bill is enacted, the exam content would be updated to reflect the new law. The earliest effective date for the current version would be July 1, 2026. Until and unless a bill is signed into law, the exam tests current requirements. If the bill passes after you take the exam, your passing score is unaffected. The exam is graded based on the law in effect at the time you take it.

How much does the DBPR application cost in 2026?

The DBPR Sales Associate application fee is $83.75. House Bill 1091 previously provided a 50% fee waiver that reduced this cost for some applicants, but that waiver has expired. The full $83.75 fee applies to all new applications in 2026. There is no active waiver program. The licensing guide covers the complete cost breakdown.

Has the exam fee changed in 2026?

No. The Pearson VUE exam fee remains $36.75 per attempt. This fee has not changed. Each retake costs an additional $36.75. There is no limit on the number of attempts, but your DBPR application is valid for only 2 years from approval.

Should I study differently for the 2026 Florida real estate exam?

Not fundamentally. Add approximately 3 to 4 hours to your existing study plan to cover the NAR settlement rules, the FinCEN reporting requirement, and the five new Florida laws (SB 948, HB 7031, HB 913, SB 322/606, HB 615). The rest of your preparation, covering the 19 content areas with emphasis on the highest-weighted topics, remains the same. Do not study HB 607 as current law. Use the how to pass guide for the complete study strategy.

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