The closing process in Florida typically takes 30 to 45 days from contract execution to the day you receive keys — though cash transactions can close in as few as 7 to 10 days. Understanding each step removes the anxiety and helps you prepare.
Step 1: Contract Execution
Once both buyer and seller sign the purchase agreement (typically the FAR/BAR AS IS Residential Contract for Sale and Purchase), the clock starts. The executed contract is delivered to the title company, who opens escrow and begins the title search.
The buyer must deposit earnest money — usually within 3 business days of contract execution per the standard contract terms. This deposit is held in escrow until closing.
Step 2: Inspection Period
The inspection period is a negotiated window — commonly 10 to 15 days — during which the buyer can have the property professionally inspected. Common inspections in Florida include:
- General home inspection
- Roof inspection
- WDO (Wood-Destroying Organism / termite) inspection
- Four-point inspection (roof, electrical, HVAC, plumbing) — often required by insurers on older homes
- Wind mitigation inspection (can lower insurance premiums)
Under the AS IS contract, the buyer may cancel for any reason during the inspection period and receive a full refund of the earnest money deposit.
Step 3: Title Search & Title Commitment
The title company conducts a search of public records to verify the seller has clear, marketable title to the property. The search looks for liens, encumbrances, judgments, easements, and any clouds on title. Within a few weeks, the title company issues a title commitment, which outlines conditions that must be met before title insurance can be issued.
Step 4: Mortgage Application & Appraisal
If the buyer is financing, the lender orders an appraisal to confirm the property is worth at least the loan amount. The appraisal is conducted by a licensed, independent appraiser. The buyer's lender also processes the mortgage application, verifying income, assets, credit, and employment.
Step 5: Homeowners Insurance
Florida lenders require proof of homeowners insurance before funding the loan. In Florida's challenging insurance market, buyers should shop for coverage early — sometimes 2 to 3 weeks before closing — as obtaining a policy can take time.
Step 6: Closing Disclosure
Federal law (TRID rules) requires lenders to deliver the Closing Disclosure at least 3 business days before closing. This document itemizes every fee and cost. Review it carefully and compare it to the Loan Estimate you received earlier. Any significant changes must be explained by your lender.
Step 7: Final Walkthrough
Typically conducted 24 to 48 hours before closing, the final walkthrough confirms the property is in the agreed-upon condition, all agreed-upon items are present (appliances, fixtures), and no new damage has occurred since the inspection.
Step 8: Closing Day
Closing in Florida is typically handled by a title company or real estate attorney. Buyers, sellers, and their agents may all be present, though many transactions in Florida now allow remote signings with a notary (or fully electronic closings).
The buyer signs loan documents (if financing), the deed, and closing documents. The seller signs the deed and settlement statement. The buyer provides funds via cashier's check or wire transfer. The lender funds the loan.
Step 9: Recording
After the closing is complete, the title company records the deed and mortgage with the Broward County Clerk of Courts. This makes the transaction part of the public record and officially transfers ownership. Recording typically happens the same day or next business day.
Step 10: You Receive the Keys
Once the deed is recorded and funds are disbursed, ownership transfers. In most transactions, keys are exchanged at the closing table.
- Days 1–3: Earnest money deposited
- Days 1–15: Inspection period (negotiated)
- Days 7–21: Title search conducted
- Days 14–28: Appraisal completed
- Days 14–35: Loan processing & underwriting
- Day 30–45: Closing day
The timeline above assumes a financed transaction. Cash closings can happen much faster — sometimes within 7 to 14 days — because there's no lender timeline to work around.
Note: All timelines are approximate and can vary based on lender, title company workload, and any issues discovered during the process.