The Florida-Specific Content Your Prep Course Probably Skipped (2026)
Why 45 of Your 100 Exam Questions Catch Students Who Used National Prep
Florida real estate exam content is not generic. Forty-five of the 100 questions test Florida and federal law. Not general real estate principles. Not concepts that apply in every state. Florida-specific statutes, FREC rules, tax rates, disclosure requirements, and procedures that exist nowhere else in the country.
Students who prepare with national prep materials get surface-level coverage of these 45 questions at best. They learn "what a deed is" instead of which documentary stamp rate applies in Miami-Dade County. They learn "agents owe duties" instead of the seven specific duties a transaction broker owes under Chapter 475. They learn "deposits go into escrow" instead of the third-business-day rule, the four dispute resolution options, and the $50,000 cap on escrow disbursement orders.
The first-time pass rate sits around 52 to 56%. A significant portion of those failures come from the 45 Florida-specific questions that generic prep tools either skip or cover at a level the exam does not accept. This guide covers every Florida-specific topic area the exam tests, including the 2026 legislative updates that may already be in the question bank.
The short version: 45 of 100 questions test Florida and federal law. FREC has 7 members and can fine up to $5,000 per offense. Transaction broker is the default (7 duties, not fiduciary). Deposits go into escrow by the 3rd business day. Doc stamps: $0.70 per $100 on deeds, $0.60 in Miami-Dade. Homestead exemption is $50,000 in two parts. Security deposits returned within 15 days (no claim) or 30 days (with claim). Recovery Fund: $50,000 per transaction, $150,000 per licensee.
Exam Weight: 45% (Florida and federal law questions) | Difficulty: High | Math: Some
What This Guide Covers
- The 45-Question Split: What Florida-Specific Means
- FREC: Structure, Powers, and What the Exam Tests
- Florida License Law and Qualifications
- Brokerage Relationships: Florida's Three-Type System
- Escrow and Trust Account Rules
- Documentary Stamp Tax and the Miami-Dade Exception
- Homestead Exemption and Save Our Homes
- Florida Landlord-Tenant Law
- Ad Valorem Property Tax and Millage Rates
- The Real Estate Recovery Fund
- Radon Gas Disclosure
- 2026 Updates: New Laws Students Must Know
- The 5 Florida-Specific Topics That Catch the Most Students
- Florida-Specific Quick Reference Table
- 5 Florida-Specific Practice Questions
- Frequently Asked Questions
The 45-Question Split: What "Florida-Specific" Actually Means
The Florida Sales Associate Exam is divided into two broad sections:
| Section | Questions | What It Tests |
|---|---|---|
| General real estate principles and practices | ~55 | Concepts that apply in most states: contracts, appraisal, property rights, financing |
| Florida and federal law | ~45 | FREC rules, Chapter 475, state-specific procedures, federal fair housing and RESPA |
The 55 general questions are where national prep materials do their best work. The 45 Florida-specific questions are where those materials fall short.
Here is what makes the Florida section dangerous. The general section tests concepts. The Florida section tests numbers. Three business days. Fifteen business days. Thirty business days. $1,000 in one account. $5,000 in another. $50,000 cap. $150,000 lifetime. $0.70 per $100. $0.60 in Miami-Dade. Seven members. Four brokers. Two consumers.
If you know the concept but not the specific number, you get the question wrong. The exam does not give partial credit for "close."
FREC: Structure, Powers, and What the Exam Tests
The Florida Real Estate Commission (FREC) regulates real estate licensees in Florida. The exam tests three things about FREC: who is on it, what it can do, and what it cannot do.
Composition
Under F.S. 475.02, FREC has 7 members appointed by the Governor and confirmed by the Senate:
- 4 must be licensed brokers with at least 5 years of active experience
- 1 must be a licensed broker or sales associate with at least 2 years of active experience
- 2 must be consumer members who have never held a real estate license
Members serve 4-year terms. At least one member must be 60 years of age or older.
Powers
FREC is an administrative body. It handles licenses, not criminal law. Under F.S. 475.25, FREC can:
- Fine up to $5,000 per count or separate offense
- Suspend a license for up to 10 years
- Revoke a license
- Deny a license application
- Place a licensee on probation
- Issue a reprimand
What FREC Cannot Do
This is where exam points are lost. FREC cannot impose criminal penalties (imprisonment), file civil lawsuits, or garnish wages. Those actions belong to courts and prosecutors. If the exam asks "Which of the following can FREC impose?" and one answer is "criminal imprisonment," that choice is always wrong. FREC handles administrative actions only.
Florida License Law and Qualifications
The exam tests the specific numbers for every step of the licensing process. These are not concepts you can reason through. They are numbers you either memorized or did not.
Getting Licensed
| Requirement | Number |
|---|---|
| Pre-licensing education | 63 hours (FREC Course I) |
| State exam passing score | 75% (75 out of 100) |
| Exam fee (Pearson VUE) | $36.75 per attempt |
| Application fee (DBPR) | $62.75 |
Keeping Your License
| Requirement | Number |
|---|---|
| Post-licensing education | 45 hours before first renewal (18 to 24 months) |
| Continuing education | 14 hours every 2 years (3 hrs Core Law + 3 hrs Ethics + 8 hrs specialty) |
| Renewal cycle | Every 2 years (March 31 or September 30) |
What Happens If You Do Not Complete Post-Licensing
This catches students because the consequence is unusually severe. If you fail to complete the 45-hour post-licensing course before your first renewal, your license becomes null and void. Not inactive. Not suspended. Null and void. You must restart the entire process: retake the 63-hour course, retake the state exam, and reapply. There is no grace period and no extension.
Voluntary vs Involuntary Inactive
| Status | How It Happens | What You Can Do |
|---|---|---|
| Voluntary inactive | You choose to deactivate | Cannot practice. Reactivate by completing CE and paying fees. |
| Involuntary inactive | You missed a renewal or CE deadline | Cannot practice. Must complete all delinquent requirements to reactivate. |
The exam tests whether you know which is which. Voluntary = your choice. Involuntary = you missed a deadline.
Brokerage Relationships: Florida's Three-Type System
Florida does not follow the standard agency law most states use. If your prep materials were built for all 50 states, this is the topic most likely to cost you points.
Florida authorizes exactly three brokerage relationships under Chapter 475:
| Relationship | Duties | Fiduciary? | Default? |
|---|---|---|---|
| Transaction broker | 7 duties (limited confidentiality) | No | Yes (presumed if no written disclosure) |
| Single agent | 9 duties (COLD: Confidentiality, Obedience, Loyalty, Disclosure) | Yes | No (requires written disclosure) |
| No brokerage | 3 duties (DAD: Dealing honestly, Accounting, Disclosing material facts) | No | No (requires written disclosure) |
Dual agency is illegal in Florida. Both disclosed and undisclosed. No exceptions.
Commission does not create a brokerage relationship. The written agreement determines the relationship, not who writes the check.
The complete brokerage relationships guide covers all three types with a side-by-side duty comparison, disclosure timing, the transition process, and 5 exam scenarios.
Escrow and Trust Account Rules
Escrow is the most number-heavy subcategory on the exam. Every deadline and dollar amount matters.
The core rules:
- Deposits into escrow by the end of the 3rd business day after the broker receives them
- Sales associates must deliver deposits to the broker by the end of the next business day
- Conflicting demands: notify FREC within 15 business days, initiate settlement within 30 business days
- Four dispute resolution options: mediation, arbitration, interpleader, or escrow disbursement order (EDO) from FREC
- FREC will not issue an EDO for disputes exceeding $50,000
- Personal funds limit: $1,000 in sales escrow, $5,000 in property management escrow
- Monthly reconciliation required, signed by the broker personally
- Records retained for 5 years
Commingling (mixing client and personal funds) and conversion (using client funds) are both violations. Conversion is always more severe. Intent to repay does not cure conversion.
The complete escrow and trust account guide covers every deadline, dollar amount, dispute resolution option, and exam scenario for this topic. For contract-specific content including the five elements of a valid contract, void vs voidable distinctions, and breach remedies, see the contracts guide.
Documentary Stamp Tax and the Miami-Dade Exception
Documentary stamp tax is one of the most commonly tested Florida-specific calculations. The exam expects you to know three rates and one exception.
The Three Rates
| Tax | Rate | Applied To |
|---|---|---|
| Doc stamps on deeds | $0.70 per $100 | Sale price (most counties) |
| Doc stamps on mortgages | $0.35 per $100 | Loan amount |
| Intangible tax | $0.002 per dollar (2 mills) | New mortgage amount |
The Miami-Dade Exception
Miami-Dade County charges $0.60 per $100 on deeds for single-family residences instead of the standard $0.70. Non-single-family properties in Miami-Dade (commercial, multi-family, vacant land) pay the $0.60 base plus a $0.45 per $100 surtax, totaling $1.05 per $100. Every other county in Florida uses $0.70 for all property types. Mortgage stamps ($0.35) and intangible tax ($0.002) do not vary by county.
If the exam mentions Miami-Dade or Dade County in a deed stamp question, use $0.60. If it mentions any other county or does not mention a county at all, use $0.70.
The Rounding Rule
If the sale price or loan amount is not evenly divisible by $100, round up to the next $100 before applying the doc stamp rate. A sale price of $385,250 becomes $385,300 for the calculation.
Quick Example
A home in Broward County sells for $420,000. The buyer finances $336,000.
- Deed stamps: $420,000 / 100 x $0.70 = $2,940
- Mortgage stamps: $336,000 / 100 x $0.35 = $1,176
- Intangible tax: $336,000 x $0.002 = $672
- Total: $4,788
The math formulas guide covers documentary stamp calculations with full worked scenarios.
Homestead Exemption and Save Our Homes
The homestead exemption confuses students because its two parts apply to different taxes. The exam tests the mechanics, not just the total amount.
The Two-Part Structure
| Part | Assessed Value Range | Applies To |
|---|---|---|
| First $25,000 | $0 to $25,000 | All property taxes (including school district) |
| Gap (no exemption) | $25,001 to $50,000 | No exemption |
| Second $25,000 | $50,001 to $75,000 | Non-school taxes only (county, city, special district) |
Total exemption: $50,000 for qualifying primary residences.
The key fact the exam tests: the second $25,000 does not apply to school taxes. Students who subtract the full $50,000 on a school tax question get the wrong answer. On non-school tax questions, the full $50,000 applies. On school tax questions, only $25,000 applies.
Save Our Homes Assessment Cap
Under the Save Our Homes amendment (Article VII, Section 4, Florida Constitution), the annual increase in assessed value for homesteaded property is capped at the lower of 3% or the change in the Consumer Price Index (CPI).
When the property is sold, the cap resets and the property is reassessed at full market value. The exam tests this as a scenario: "A homeowner sells after 20 years. What happens to the buyer's assessed value?" The answer: it resets to current market value. The cap does not transfer to the new owner.
Florida Landlord-Tenant Law
Florida's Residential Landlord and Tenant Act (Chapter 83, Part II) governs rental relationships. The exam tests the specific timelines.
Security Deposit Rules (F.S. 83.49)
| Situation | Timeline |
|---|---|
| Landlord has no claim on the deposit | Return within 15 days of lease termination |
| Landlord intends to impose a claim | Send written notice by certified mail within 30 days |
| Tenant's window to object to the claim | 15 days after receiving landlord's notice |
If the landlord fails to send the 30-day claim notice, the landlord forfeits the right to impose any claim on the deposit. The exam tests this consequence specifically.
Where the Deposit Must Be Held
The landlord has three options:
- A separate non-interest-bearing account in a Florida banking institution
- A separate interest-bearing account (tenant receives at least 75% of annualized interest or 5% simple interest per year)
- A surety bond posted with the clerk of the circuit court for the total amount of deposits plus $500
Notice Periods
| Notice | Reason | Days |
|---|---|---|
| 3-day notice | Nonpayment of rent | 3 days (excludes weekends and holidays) |
| 7-day notice (curable) | Lease violation the tenant can fix (unauthorized pet, noise) | 7 days to cure or vacate |
| 7-day notice (non-curable) | Violation that cannot be corrected, or repeat within 12 months | 7 days to vacate, no cure option |
| 15-day notice | Termination of month-to-month tenancy (no violation required) | 15 days before end of monthly period |
The 3-day and 7-day notices are for violations. The 15-day notice is for terminating a month-to-month tenancy without cause. The exam may ask which notice applies to a given scenario, and the distinction between "curable" and "non-curable" 7-day notices is tested.
Ad Valorem Property Tax and Millage Rates
Ad valorem means "according to value." Florida property taxes are calculated based on the assessed value of the property, minus any exemptions, multiplied by the local millage rate.
The Formula
Property Tax = (Assessed Value - Exemptions) x Millage Rate / 1,000
One mill equals $1 per $1,000 of taxable value. A millage rate of 20 mills means $20 per $1,000.
The Order of Operations Trap
Subtract the exemption first, then apply the millage rate. Students who apply the rate first and subtract the exemption after get a wrong answer that looks plausible. This mistake is tested on nearly every exam.
Example: Assessed value $310,000. Full homestead exemption ($50,000). Millage rate 20 mills.
- Taxable value: $310,000 - $50,000 = $260,000
- Tax: $260,000 x 20 / 1,000 = $5,200
The Real Estate Recovery Fund
The Recovery Fund compensates members of the public who suffer monetary damages due to acts committed by licensed Florida real estate professionals. Under F.S. 475.482, four numbers are what the exam tests:
| Fact | Number |
|---|---|
| Maximum payout per transaction | $50,000 (regardless of number of claimants) |
| Maximum payout per licensee | $150,000 (aggregate across all claims) |
| Consequence for the licensee | License automatically suspended on date of payment |
| Reinstatement requirement | Must repay the full amount plus interest |
The Recovery Fund does not cover punitive damages, attorney fees, court costs, or pain and suffering. Only actual compensatory damages.
The claimant must have obtained a final court judgment based on a real estate brokerage transaction and exhausted all other remedies before applying.
Memorize the four numbers ($50,000, $150,000, automatic suspension, repay with interest). Those are the only Recovery Fund facts the exam tests.
Radon Gas Disclosure
Under F.S. 404.056(5), every contract for the sale of any building in Florida, and every rental agreement exceeding 45 days, must include this disclosure:
"RADON GAS: Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your county health department."
What the Exam Tests
The radon disclosure is a notification requirement only. The seller is not required to test for radon, remediate radon, or disclose specific radon levels. The statute requires only that the buyer or tenant receive the standardized warning.
The disclosure applies to buildings, not vacant land. It applies to both residential and commercial transactions. It does not apply to transient occupancy of 45 days or less.
If the exam asks "What is a Florida seller required to disclose about radon?" the answer is: the statutory warning language. Not test results. Not radon levels. The warning.
2026 Updates: New Laws and Rules Students Must Know
The DBPR periodically updates its exam question bank to reflect changes in Florida law. The following laws took effect between July 2025 and March 2026 and may appear on current exams.
NAR Settlement and Written Buyer Broker Agreements
The National Association of Realtors settlement took effect August 17, 2024. Written buyer broker agreements are now required before showing property. Compensation offers were removed from the MLS. Buyer broker compensation must be negotiated independently and stated as a specific amount (percentage, flat fee, or hourly rate). The brokerage relationships guide covers this in detail.
FinCEN Residential Real Estate Reporting Rule (March 1, 2026)
The Financial Crimes Enforcement Network now requires reporting of certain residential real estate transfers when all four conditions are met:
- Residential real property (1 to 4 family homes, condos, vacant land for residential construction)
- Non-financed transfer (all-cash, seller financing, or private financing)
- Transfer to a legal entity or trust (not an individual)
- No applicable exemption
The filing responsibility follows a seven-tier cascade starting with the closing agent. The escrow guide covers the filing cascade and deadlines.
SB 948: Expanded Flood Risk Disclosure (October 1, 2025)
Sellers must now disclose any known flooding damage that occurred during their ownership. The prior standard was narrower, requiring disclosure only of flooding that led to insurance claims. Landlords with leases of one year or longer must include a separate flood disclosure form at or before lease execution.
If a 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.
HB 7031: Business Rent Tax Eliminated (October 1, 2025)
Florida eliminated the 2% state sales tax on commercial rent. Florida was the only state in the country that imposed this tax. The repeal fully eliminates Section 212.031, Florida Statutes. Short-term residential rentals (terms under 6 months) remain subject to sales tax.
HB 913: Condo Buyer Cancellation Extended (July 1, 2025)
Condo buyers in resale transactions now have 7 days to cancel after receiving required disclosure documents. The previous window was 3 business days. Buildings with 3 or more habitable stories must undergo structural integrity inspections every 10 years after reaching 30 years old.
SB 322 and SB 606: Squatter Removal (July 1, 2025)
Commercial property owners can request expedited removal of unauthorized occupants through the local sheriff without a full court eviction. SB 606 addresses hotel and lodging overstays. Criminal penalties include second-degree felony charges for squatters causing $1,000 or more in damages.
HB 615: Electronic Notice for Landlords and Tenants (July 1, 2025)
Landlords and tenants may deliver required notices by email if both parties sign a written addendum and provide valid email addresses. Participation is voluntary. Either party can revoke the agreement at any time. Notices sent electronically are deemed delivered when sent, unless returned as undeliverable.
HB 607: Potential FREC Abolishment (Pending)
HB 607 proposes shifting FREC's regulatory authority to DBPR directly, removing continuing education requirements, and eliminating post-licensing education. A similar bill passed the Florida House in 2025 but died in the Senate. HB 607 is currently pending in the Commerce Committee. This bill has not been enacted. FREC's current structure has not changed as of the 2026 exam.
The 5 Florida-Specific Topics That Catch the Most Students
If you prepared with national materials, these are the five areas most likely to cost you points.
1. Brokerage relationships. Transaction broker is not a fiduciary. Dual agency is illegal. Commission does not create a relationship. Students who learned standard agency law from national prep get every relationship question wrong.
2. Escrow deadlines. Third business day. Fifteen business days. Thirty business days. $50,000 EDO cap. $1,000 vs $5,000 personal funds. Every number matters and the exam tests each one in its own scenario.
3. Documentary stamp tax rates. Three rates, one county exception. Students who memorize $0.70 for everything miss the Miami-Dade question. Students who confuse deed and mortgage rates get two questions wrong with one mistake.
4. Homestead exemption mechanics. The two-part structure trips up students who subtract the full $50,000 on school tax questions. Only the first $25,000 applies to school taxes. The Save Our Homes cap adds another layer that national materials rarely cover.
5. FREC powers and limitations. FREC is administrative, not criminal. Students who see "fraud" in a question and think "imprisonment" pick the wrong answer because they do not understand jurisdictional limits. The tricky questions guide covers how to spot answers that are outside the question's jurisdiction.
If any of these five feel unfamiliar, spend extra time on the relevant sections of this guide before your exam.
Florida-Specific Quick Reference Table
| Topic | Key Number | Detail |
|---|---|---|
| FREC members | 7 | 4 brokers (5yr), 1 broker/associate (2yr), 2 consumer |
| FREC max fine | $5,000 | Per count or separate offense |
| FREC max suspension | 10 years | |
| Pre-licensing course | 63 hours | FREC Course I |
| Exam passing score | 75% | 75 of 100 questions |
| Post-licensing | 45 hours | Before first renewal (null and void if missed) |
| Continuing education | 14 hours | Every 2 years |
| Escrow deposit deadline | 3rd business day | After broker receives funds |
| FREC notification (disputes) | 15 business days | After receiving conflicting demands |
| Settlement procedure deadline | 30 business days | After last conflicting demand |
| EDO cap | $50,000 | FREC will not issue above this |
| Personal funds (sales escrow) | $1,000 | Maximum in account |
| Personal funds (PM escrow) | $5,000 | Maximum in account |
| Doc stamps on deeds | $0.70/100 | $0.60 in Miami-Dade (SFR); $1.05 in Miami-Dade (non-SFR) |
| Doc stamps on mortgages | $0.35/100 | All counties |
| Intangible tax | $0.002/dollar | On new mortgages |
| Homestead exemption | $50,000 | Two parts ($25K all taxes + $25K non-school) |
| Save Our Homes cap | 3% or CPI | Whichever is lower, annually |
| Security deposit (no claim) | 15 days | Return after lease termination |
| Security deposit (with claim) | 30 days | Certified mail notice required |
| Recovery Fund per transaction | $50,000 | Regardless of number of claimants |
| Recovery Fund per licensee | $150,000 | Aggregate lifetime |
Print this table. These numbers will not change between now and exam day.
5 Florida-Specific Practice Questions
Test yourself on these five questions. Each targets a Florida-specific fact that national prep materials either skip or cover at a surface level.
Question 1: FREC Composition
How many consumer members serve on the Florida Real Estate Commission?
- A. 1
- B. 2
- C. 3
- D. 4
Answer and Breakdown
The answer is B.
The number most students memorize is wrong. Many oversimplified prep summaries state "4 licensed, 3 consumer." The statute (F.S. 475.02) is more specific: 4 must be licensed brokers with 5 years of active experience, 1 must be a licensed broker or sales associate with 2 years of active experience, and 2 must be consumer members who have never held a real estate license. Total: 7 members, 5 licensed, 2 consumer.
A is too few for consumer representation on a 7-member commission. C is the most commonly cited incorrect number from oversimplified prep materials. D would make consumers the majority, which contradicts a commission designed to regulate licensees with professional oversight.
Question 2: The Miami-Dade Doc Stamp Exception
A single-family home in Miami-Dade County sells for $350,000. What are the documentary stamp taxes on the deed?
- A. $2,100.00
- B. $2,450.00
- C. $3,675.00
- D. $1,225.00
Answer and Breakdown
The answer is A.
$350,000 / 100 x $0.60 = $2,100. Miami-Dade single-family residences use the $0.60 rate, not the standard $0.70.
The wrong answer the exam wants you to pick is B. $350,000 / 100 x $0.70 = $2,450. That is the correct calculation using the wrong rate. If you memorized "$0.70 per $100 for deeds" without noting the Miami-Dade exception, you get B. The question specifically says "Miami-Dade County" to test whether you know the exception exists. C ($3,675) is $350,000 / 100 x $1.05, the rate for non-single-family properties in Miami-Dade (the $0.60 base plus the $0.45 surtax). D ($1,225) is the mortgage stamp rate ($0.35) applied to $350,000.
Question 3: Homestead Exemption and School Taxes
A homeowner with a full Florida homestead exemption has property assessed at $200,000. The local school district millage rate is 8 mills. What is the homeowner's school district property tax?
- A. $1,200.00
- B. $1,400.00
- C. $1,600.00
- D. $1,000.00
Answer and Breakdown
The answer is B.
For school taxes, only the first $25,000 of the homestead exemption applies. The second $25,000 does not apply to school district taxes.
Taxable value for school taxes: $200,000 - $25,000 = $175,000. Tax: $175,000 x 8 / 1,000 = $1,400.
The two-part structure is what this question exists to test. C ($1,600) is what you get if you subtract nothing: $200,000 x 8 / 1,000 = $1,600. You forgot the exemption entirely. A ($1,200) is what you get if you subtract the full $50,000: $150,000 x 8 / 1,000 = $1,200. You applied both parts of the exemption to school taxes, when only the first part applies. If you got A, you knew about the exemption but not its two-part structure. If you got B, you know the exact mechanics.
Question 4: Security Deposit Claim Notice
A tenant's lease terminates on March 1. The landlord discovers damage and intends to claim against the security deposit. By what date must the landlord send written notice of the claim?
- A. March 16
- B. March 31
- C. April 15
- D. June 1
Answer and Breakdown
The answer is B.
Under F.S. 83.49, a landlord who intends to impose a claim must send written notice by certified mail within 30 days of lease termination. March 1 + 30 days = March 31.
Missing this deadline is not just a procedural error. It forfeits the claim entirely. If the landlord fails to send the 30-day notice, the landlord loses the right to impose any claim on the deposit. Not "can still file late." Forfeits. The money goes back to the tenant regardless of the damage.
A (March 16) is 15 days, which is the deadline for returning a deposit when the landlord has no claim. The exam puts 15 and 30 as separate choices to test whether you know which deadline applies to which situation. C (April 15) is 45 days, not a deadline in the statute. D (June 1) is roughly 90 days, with no basis in the law.
Question 5: Recovery Fund Limits
A court awards $65,000 in compensatory damages against a licensed real estate broker. The claimant applies to the Real Estate Recovery Fund. What is the maximum the claimant can receive?
- A. $65,000
- B. $50,000
- C. $25,000
- D. $150,000
Answer and Breakdown
The answer is B.
The Recovery Fund caps at $50,000 per transaction, regardless of the judgment amount. The $65,000 judgment exceeds the cap, so the claimant receives $50,000.
Each wrong answer tests a different misunderstanding. A ($65,000) assumes the Fund pays the full judgment. It does not. C ($25,000) has no basis in the statute and traps students who vaguely remember a "$25,000" number from the homestead exemption and confuse the two. D ($150,000) is the per-licensee aggregate cap, not the per-transaction cap. If this broker had three separate Recovery Fund claims, the total across all three could not exceed $150,000. But for this single transaction, $50,000 is the maximum.
What to Study Next
If you got all five questions right, you have a strong grasp of Florida-specific content. Move to the tricky questions strategy guide to make sure you are reading exam questions correctly, or test yourself with the free practice exam for a broader assessment across all 19 topics.
If you got three or four right but missed a number (the homestead two-part split, the 15 vs 30 day deposit deadlines, or the Recovery Fund cap), review the reference table above and come back to these questions in two days. The concepts are there. The specific numbers need one more pass.
If you missed two or more, Florida-specific content is a gap that could cost you 10 or more points on exam day. Print the reference table, study the brokerage relationships guide and escrow rules guide, and work through the numbers daily until the reference table feels like something you could write from memory.
How Pass Florida Targets Your Florida-Specific Gaps
National prep tools cover 50 states at a surface level. Pass Florida covers one state at exam depth. Every question in the app is written for the Florida Sales Associate Exam.
Adaptive targeting detects whether you confuse the $1,000 sales escrow limit with the $5,000 property management limit, whether you apply the wrong homestead exemption part to school taxes, or whether you use $0.70 in Miami-Dade when you should use $0.60. When you get one of these wrong, the engine feeds you more questions on that specific rule until your accuracy is consistent.
Confidence calibration catches the most dangerous gap on Florida-specific content: students who feel confident because they studied with national materials but who consistently miss the Florida-specific details. The app surfaces that mismatch before exam day reveals it.
The 19-topic diagnostic shows your accuracy on every content area before you start studying. If brokerage relationships are strong but landlord-tenant law is weak, you know where to spend your time. No guessing. No studying what you already know.
Download Pass Florida and take a free diagnostic across all 19 content areas. In 20 minutes, you will see exactly which Florida-specific topics need work and which ones you can move past.
Frequently Asked Questions
How many questions on the Florida real estate exam are Florida-specific?
Approximately 45 of the 100 questions test Florida and federal law. This includes FREC regulations, Chapter 475 brokerage rules, documentary stamp tax rates, homestead exemption mechanics, escrow procedures, landlord-tenant law, and state-specific disclosure requirements. The remaining 55 questions cover general real estate principles. Students who prepare with national materials are typically underprepared for these 45 questions.
What is the hardest Florida-specific topic on the real estate exam?
Brokerage relationships and escrow rules are consistently the two areas where students lose the most points. Brokerage relationships trip students up because Florida's three-type system differs from the agency law taught in national materials. Escrow rules trip students up because the topic is number-heavy and the exam tests specific deadlines that must be memorized exactly. The brokerage guide and escrow guide cover both in depth.
How many members are on FREC?
Seven. Four must be licensed brokers with at least 5 years of active experience. One must be a licensed broker or sales associate with at least 2 years of active experience. Two must be consumer members who have never held a real estate license. Members are appointed by the Governor and confirmed by the Senate for 4-year terms.
What is the documentary stamp tax rate in Miami-Dade County?
$0.60 per $100 for single-family residences, compared to $0.70 per $100 in every other county. Non-single-family properties in Miami-Dade pay an additional $0.45 per $100 surtax, totaling $1.05 per $100. The mortgage stamp rate ($0.35 per $100) and intangible tax ($0.002 per dollar) do not vary by county.
How does the Florida homestead exemption work for property taxes?
The $50,000 exemption has two parts. The first $25,000 applies to all property taxes, including school district. The second $25,000 applies only to non-school taxes and covers assessed value between $50,001 and $75,000. There is no exemption on assessed value between $25,001 and $50,000. For school tax calculations, subtract only $25,000. For non-school tax calculations, subtract the full $50,000.
How long does a Florida landlord have to return a security deposit?
Fifteen days if the landlord has no claim against the deposit. If the landlord intends to impose a claim, written notice must be sent by certified mail within 30 days of lease termination. The tenant then has 15 days to object. If the landlord fails to provide the 30-day notice, the right to impose any claim is forfeited regardless of actual damages.
What are the Real Estate Recovery Fund limits in Florida?
$50,000 maximum per transaction (regardless of the number of claimants) and $150,000 maximum per licensee across all claims. The Fund covers only actual compensatory damages. Upon payment from the Fund, the licensee's license is automatically suspended and cannot be reinstated until the full amount plus interest is repaid.
Is radon disclosure required in Florida real estate transactions?
Yes. Every contract for the sale of any building and every rental agreement exceeding 45 days must include a standardized radon gas warning. The disclosure is a notification requirement only and does not require the seller to test for radon, disclose radon levels, or remediate radon. The disclosure applies to buildings, not vacant land. It does not apply to transient occupancy of 45 days or less.
What Florida real estate laws changed in 2025 and 2026?
Several significant changes took effect: SB 948 expanded flood risk disclosure for sellers and landlords (October 2025). HB 7031 eliminated the 2% state sales tax on commercial rent (October 2025). HB 913 extended condo buyer cancellation from 3 business days to 7 days (July 2025). SB 322 and SB 606 created expedited squatter removal for commercial properties and hotels (July 2025). HB 615 authorized electronic notice delivery between landlords and tenants (July 2025). The FinCEN reporting rule for all-cash entity purchases took effect March 1, 2026.
Can FREC impose criminal penalties on a real estate licensee?
No. FREC is an administrative body that handles licensing actions: fines (up to $5,000 per offense), suspension (up to 10 years), revocation, denial, probation, and reprimand. Criminal penalties such as imprisonment are imposed by courts through the criminal justice system. If a licensee commits a criminal act, FREC handles the license action while prosecutors handle the criminal charges separately.
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