Florida Real Estate Practice Questions by Topic

Start here: Write down who received the money and when. The associate's delivery deadline and the broker's deposit deadline are different clocks.

The outline can also test:

• Broker and branch offices, registrations, and trade names
• Advertising, social media, and team-name rules
• Sales and property-management escrow accounts and deposit timing
• Attorney- and title-company-held deposits and verification
• Escrow disputes and settlement procedures
• Commissions, referral fees, change of employer, and broker lien rights
• Antitrust, kickbacks, and unlicensed activity
• Business entities that may or may not register as brokerages
• Written listing requirements
• Broker supervision and unlicensed assistants

Start here: First decide whether the agreement is valid, void, voidable, or unenforceable. Then identify the event that changed the parties' obligations.

The outline can also test:

• Contract preparation and unauthorized practice of law
• Offer, acceptance, consideration, and capacity
• Statute of Frauds and Statute of Limitations
• Valid, void, voidable, and unenforceable contracts
• Assignment, delegation, novation, and termination
• Listing, buyer-broker, option, and sale contracts
• Financing and other contract contingencies
• Material facts and statutory seller disclosures

Start here: Separate the promise to repay from the lien that secures it. In a subject-to purchase, the property can remain at risk even though the buyer has not assumed the debt.

The outline can also test:

• Promissory notes, mortgages, and Florida lien theory
• Mortgage clauses and borrower protections
• FHA, VA, and conventional loan programs
• Fixed-rate and adjustable-rate mortgages
• PMI, mortgage insurance premiums, and funding fees
• Assumption, subject-to purchases, and seller financing
• Buyer qualification and finance calculations
• Judicial foreclosure and deficiency judgments

Start here: Identify the estate, then follow it through a death or transfer. For a purchase, check the community type, seller status, required documents, and cancellation trigger.

The outline can also test:

• Nature of property: Fixture tests, trade fixtures, physical components, and water vocabulary in the reference
• General property rights: The bundle of rights and a mineral-rights question
• Estates and tenancies: Fee simple, life estates, remainders, reversions, co-ownership, and a leasehold reference
• Homestead: Creditor protection, devise restrictions, tax benefits, and a 2026 calculation
• Cooperatives, condominiums, and time-sharing: Ownership distinctions, condominium questions, and a five-row cancellation reference

Start here: Adjust comparable sales using supported market differences. Label land, improvement cost, gross rent, and NOI before calculating; a GRM and a cap rate use different income bases.

The outline can also test:

• Appraisal regulation / USPAP: Scope of work, independence, the current USPAP edition, and Florida practice boundaries
• Market value: Value versus price and cost, DUST, valuation principles, and highest and best use
• Approaches to estimating real property value: All three approaches, depreciation, reconciliation, and five worked calculations
• Comparative market analysis (CMA): A listing-price scenario and the Florida CMA/appraisal distinction
• Broker price opinion (BPO): Its purpose and legal labeling in the comparison guide; not a separate scored question

Start here: Name the relationship for each party, then check the duty, disclosure scope, and timing. A notice exemption does not erase duties; transition consent must come before the change.

The outline can also test:

• A. Law of agency: Role comparison, principal and customer definitions, authority, and the termination reference
• B. Brokerage relationships in Florida: All nine scored questions, duty lists, notice timing, disclosure exceptions, and designated sales associate examples
• C. Misrepresentation and fraud: The hidden-roof scenario and the distinction between false statements, concealment, and confidential negotiating information
• D. Professional ethics: Lawful instructions, honest dealing, confidential information, and the effect of written directions about offers
• E. Sales associate to broker: The compensation scenario and the explanation of broker supervision

Start here: Check a deed's legal sufficiency, execution, delivery, and acceptance separately from recording. For third-party protection, ask who paid value, who had notice, and which recording or lien rule applies.

The outline can also test:

• Voluntary and involuntary transfer of title
• Actual, constructive, and inquiry notice
• Deed requirements, clauses, and statutory forms
• Warranty, special warranty, and quitclaim deeds
• Title evidence and title insurance
• Easements and leasehold restrictions
• General and specific liens
• Public controls and private deed restrictions

Start here: Identify the license category and renewal stage before choosing the hours. Separate first-renewal postlicense education from later CE, then check whether the license needs renewal, reactivation, or requalification.

The outline can also test:

• Florida license-law structure and key definitions
• Sales associate qualifications and prelicense education
• Broker qualifications and experience paths
• Activities that require an active license
• Owner, employee, attorney, and other exemptions
• Postlicense and continuing education
• Active, voluntary inactive, and involuntary inactive status
• Nonresident licensing and required notices

Start here: Label the base, rate, and units before calculating. For prorations, use the stated day count and identify who owes whom. Documentary stamps round partial $100 units up; intangible tax does not.

The outline can also test:

• Commission and brokerage-split calculations
• Documentary stamp tax on deeds and obligations
• Nonrecurring intangible tax on secured debt
• Property-tax, rent, and expense prorations
• Area, acreage, and valuation calculations
• Loan-to-value and buyer cash requirements
• Millage rates and homestead taxable value
• Buyer and seller debits, credits, and net proceeds

Start here: Locate nested parcels from right to left. Multiply fractions joined by “of,” add separate nonoverlapping parcels joined by “and,” and convert square feet using 43,560 per acre.

The outline can also test:

• Purpose and sufficiency of legal descriptions
• Metes and bounds, monuments, and point of beginning
• Lot and block descriptions and recorded plats
• Government rectangular survey system
• Principal meridians, base lines, township, and range
• Sections, numbering, and aliquot parts
• Fractional acreage calculations
• Florida's Tallahassee Meridian and Base Line

Start here: Identify origination, loan purchases, or an MBS guaranty first. Then compare collateral and payment terms. Calculate points on the loan amount; their dollar cost does not imply a fixed rate reduction.

The outline can also test:

• Mortgage market, money supply, and interest-rate influences
• Federal Reserve and federal housing-finance bodies
• Primary-market lenders and loan origination
• Secondary-market liquidity and securitization
• Fannie Mae, Freddie Mac, and Ginnie Mae roles
• Blanket, package, wraparound, and construction financing
• Reverse mortgages and FHA HECM basics
• Discount points and mortgage fees

Start here: Identify who acts, which document is involved, and what starts the deadline. For a Recovery Fund question, check eligibility before applying the shared transaction and aggregate licensee caps.

The outline can also test:

• Seven-stage complaint and disciplinary process
• DBPR, probable cause panel, DOAH, and FREC roles
• Administrative penalties and criminal violations
• $5,000-per-count fine and 10-year suspension limits
• Citation, complaint, and reporting deadlines
• Real Estate Recovery Fund eligibility and payment caps

Start here: Identify the law, the conduct, and the event that starts the clock. Keep fair housing, credit protections, settlement referrals, and rental-deposit deadlines distinct.

The outline can also test:

• Federal and Florida fair housing protections
• Steering, blockbusting, redlining, and exemptions
• Lead disclosure, CERCLA, and environmental liability
• RESPA, ECOA, and Truth in Lending fundamentals
• Florida material-fact disclosure duties
• Florida security deposits and advance rent

Start here: Identify the year, value, and levy before calculating. Work through school and non-school taxable values separately, then distinguish an assessment benefit from a federal gain exclusion.

The outline can also test:

• Just, assessed, and taxable value
• Millage and property-tax calculations
• 2026 homestead exemption and Save Our Homes
• Payment discounts, delinquency, and tax certificates
• Ad valorem taxes and special assessments
• Federal adjusted basis, gain, and home-sale exclusion

Start here: Match the action to its authority: enact, adopt, investigate, certify, issue, or decide. Then check the membership, voting rule, license status, and elapsed time given in the question.

The outline can also test:

• FREC membership, qualifications, and terms
• Appointment, confirmation, quorum, and voting
• FREC rulemaking and disciplinary authority
• Florida Legislature, FREC, and DBPR roles
• Division of Real Estate services
• Licensing administration and final agency action

Start here: Name the result before calculating. NOI stops before debt service. For a business sale, separate the operating enterprise, its assets, and its real estate, then check the service and licensing rule.

The outline can also test:

• Investment benefits, risks, leverage, and equity
• Potential gross income, effective income, and NOI
• Capitalization rate and value calculations
• Cash flow and debt service
• Depreciation and Section 1031 exchanges
• Florida business opportunity brokerage

Start here: Name the work, identify who it is for, then check the authority. Keep a state license, a professional membership, and federal tax status separate.

The outline can also test:

• Brokerage services and real estate specialties
• Development and construction
• Local, state, and federal government roles
• Professional organizations and REALTOR membership
• MLS cooperation and current compensation rules
• Employee and independent-contractor status

Start here: Identify the submarket and what changed. For a rate, write the denominator and time unit first. Vacant units, active listings, and monthly closings measure different things.

The outline can also test:

• Physical characteristics: immobility, durability, and nonhomogeneity
• Economic characteristics: situs, government influence, and slow adjustment
• Supply and demand factors and market conditions
• Price levels, sales volume, and building permits
• Vacancy and occupancy calculations
• Supplemental inventory math, segmentation, and the DUST appraisal connection

Start here: Identify the document, requested relief, and effective date. For lot yield, subtract reserved land before dividing and round down to whole lots.

The outline can also test:

• Local planning agency composition, duties, and public hearings
• Comprehensive plans, future land use, and consistency
• Variances, special exceptions, rezoning, and lawful nonconforming uses
• Zoning classifications, PUDs, and concurrency
• Subdivision lot calculations, building codes, and health ordinances
• Flood and environmental objectives; enacted versus effective law