Florida Real Estate License Overview
Florida is one of the largest and most active real estate markets in the United States, making it an attractive state for real estate careers. The Florida Real Estate Commission (FREC), under the Department of Business and Professional Regulation (DBPR), oversees licensing.
Florida Real Estate Exam Quick Facts
| Feature | Details |
|---|---|
| Exam Administrator | Pearson VUE for FREC/DBPR |
| Total Questions | 100 |
| Time Limit | 210 minutes (3.5 hours) |
| Passing Score | 75% (75 out of 100) |
| Cost | $36.75 |
| Results | Immediate (pass/fail on screen) |
| Retake Wait | 24 hours |
Requirements Before Taking the Exam
Education Requirements
| Requirement | Details |
|---|---|
| Age | 18 years or older |
| Pre-License Education | 63 hours of FREC-approved coursework |
| Course Validity | Must complete exam within 2 years of course completion |
| High School Diploma | Required (or equivalent) |
Pre-License Course Content (63 Hours)
The required 63-hour course covers:
- Real estate law and regulations
- Real estate principles and practices
- Florida-specific requirements
- License law
- Ethics
Application Process
- Complete 63-hour pre-license course
- Submit application to DBPR
- Complete electronic fingerprinting
- Pass background check
- Receive authorization to test
- Schedule exam with Pearson VUE
Florida Exam Format
Unlike some states that have separate national and state sections, Florida has a single combined exam with 100 questions.
Content Breakdown
| Topic | Percentage | ~Questions |
|---|---|---|
| Real Estate Law | 18% | 18 |
| License Law | 14% | 14 |
| Real Estate Principles | 28% | 28 |
| Real Estate Practice | 40% | 40 |
Detailed Topic Coverage
Real Estate Law (18%)
| Topic | Key Points |
|---|---|
| Property Rights | Bundle of rights, estates, ownership types |
| Title Transfer | Deeds, title insurance, recording |
| Contracts | Elements, types, contingencies |
| Fair Housing | Federal and Florida fair housing laws |
| Landlord-Tenant | Florida Residential Landlord & Tenant Act |
License Law (14%)
| Topic | Key Points |
|---|---|
| FREC Authority | Powers, duties, disciplinary actions |
| License Requirements | Education, exams, renewal |
| Broker Relationships | Sales associates, broker associates |
| Trust Accounts | Escrow requirements, handling deposits |
| Advertising Rules | What's allowed, required disclosures |
Real Estate Principles (28%)
| Topic | Key Points |
|---|---|
| Property Valuation | Approaches to value, CMA, appraisal |
| Financing | Mortgages, loan types, TILA, RESPA |
| Taxes | Property taxes, homestead exemption |
| Math Calculations | Commission, prorations, area |
| Investment Analysis | Cap rate, cash flow, ROI |
Real Estate Practice (40%)
| Topic | Key Points |
|---|---|
| Brokerage Operations | Office procedures, supervision |
| Agency Relationships | Types, duties, disclosure requirements |
| Listing Agreements | Types, terms, duties |
| Sales Contracts | Florida contracts, disclosures |
| Closing Procedures | Settlement, prorations, documents |
Florida-Specific Topics
Florida Homestead Exemption
| Feature | Details |
|---|---|
| Property Tax Exemption | Up to $50,000 off assessed value |
| Creditor Protection | Home protected from most creditors |
| Residency Requirement | Must be permanent Florida resident |
| Application Deadline | March 1 of tax year |
Florida Landlord-Tenant Law
Key provisions to know:
- Security deposit handling (separate non-interest bearing account)
- Notice requirements (15 days for non-payment)
- Landlord's right to access (12-hour notice required)
- Tenant remedies for uninhabitable conditions
Agency Disclosure Requirements
Florida requires written disclosure of agency relationships:
- Single Agent - Represents one party only
- Transaction Broker - Limited representation to both parties
- No Brokerage Relationship - No duties to customer
Florida Contract Forms
Familiarize yourself with Florida Realtors/Florida Bar contracts:
- Residential Contract for Sale and Purchase
- "AS IS" Residential Contract
- Vacant Land Contract
- Commercial Contract
Florida Exam Pass Rate
The Florida real estate exam has a pass rate of approximately 50-55% on the first attempt. This is lower than some states due to:
| Factor | Impact |
|---|---|
| Combined exam | No separate national/state sections |
| Higher passing score | 75% (vs 70% in some states) |
| Florida-specific content | Unique laws and procedures |
| Math requirements | Significant calculation questions |
Study Strategy
Recommended Study Time
| Approach | Hours | Timeline |
|---|---|---|
| Intensive | 40-50 | 2-3 weeks |
| Standard | 50-70 | 3-4 weeks |
| Part-time | 70-100 | 5-6 weeks |
After completing the 63-hour pre-license course.
Study Priority by Weight
-
Real Estate Practice (40%) - Largest section
- Agency relationships
- Contracts and closings
- Brokerage operations
-
Real Estate Principles (28%)
- Valuation
- Financing
- Math calculations
-
Real Estate Law (18%)
- Property rights
- Contracts
- Fair housing
-
License Law (14%)
- FREC rules
- Trust accounts
- Advertising
Key Math Formulas
Commission:
Commission = Sales Price × Rate
Agent Share = Commission × Split %
Prorations (Florida uses 365-day year):
Daily Rate = Annual Amount ÷ 365
Proration = Daily Rate × Days
Property Tax:
Tax = (Assessed Value - Exemptions) × Millage Rate
Millage: 1 mill = $1 per $1,000 of assessed value
Loan-to-Value:
LTV = Loan Amount ÷ Property Value
Capitalization Rate:
Cap Rate = NOI ÷ Property Value
Value = NOI ÷ Cap Rate
Common Mistakes to Avoid
1. Underestimating Florida-Specific Content
Many candidates study generic real estate content but miss Florida-specific:
- Homestead exemption rules
- FREC disciplinary procedures
- Florida contract forms
- Agency disclosure requirements
2. Weak Math Skills
Math questions are heavily weighted. Practice daily:
- Commission calculations
- Prorations
- Area calculations
- Investment analysis
3. Confusing Agency Types
Know the differences between:
- Single Agent: Full fiduciary duties
- Transaction Broker: Limited duties
- No Brokerage Relationship: Minimal duties
4. Poor Time Management
- 100 questions in 210 minutes = 2.1 minutes per question
- Don't spend too long on difficult questions
- Flag and return later
Exam Day Tips
Before the Exam
- Get good rest the night before
- Eat a balanced meal
- Arrive 30 minutes early
- Bring two forms of ID (one with photo)
During the Exam
- Read every question completely
- Watch for "EXCEPT" and "NOT" questions
- Show your math work (on scratch paper)
- Trust your first instinct
- Use all available time to review
What to Bring
- Two forms of ID (one government-issued with photo)
- Authorization to test (confirmation email)
- Nothing else - personal items stored in locker
After Passing
Immediate Steps
- Receive results on screen at testing center
- Complete post-license registration within 24 months
- Activate license through DBPR
- Associate with a broker (required to practice)
- Join local Realtor association (optional but recommended)
Post-License Education
| Requirement | Timeline |
|---|---|
| 45-hour post-license course | Within first renewal period |
| First renewal | 18-24 months from initial license |
| Continuing education | 14 hours every 2 years after |
License Renewal
| Renewal | CE Required |
|---|---|
| First renewal | 45-hour post-license course |
| Subsequent renewals | 14 hours (including 3 hours core law) |
Florida Real Estate Career Outlook
Salary Expectations
| Experience | Annual Income |
|---|---|
| First year | $30,000-$50,000 |
| 2-5 years | $50,000-$80,000 |
| 5+ years | $80,000-$150,000+ |
| Top producers | $200,000+ |
Hot Florida Markets (2026)
- Miami/South Florida - International buyers, luxury market
- Orlando - Tourism, population growth
- Tampa Bay - Corporate relocations
- Jacksonville - Affordable, growing
- Southwest Florida - Retirement, vacation homes
- Palm Beach - Luxury, high-net-worth
Resources
- DBPR/FREC - Official licensing information
- Florida Realtors - Industry resources and forms
- Pearson VUE - Exam scheduling
- OpenExamPrep - Free study materials