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200+ Free FL Real Estate Law Specialist Practice Questions

The Florida Bar Board Certified - Real Estate Law practice questions are available now; exam metadata is being verified.

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2026 Statistics

Key Facts: FL Real Estate Law Specialist Exam

30 years

Root-of-title period under the Marketable Record Title Act

Florida Statutes Chapter 712 (712.01)

2 witnesses

Subscribing witnesses still required to execute a Florida deed

Florida Statutes 689.01

45 / 90 / 365 days

Notice to Owner, claim of lien, and lien enforcement deadlines

Florida Construction Lien Law (Chapter 713)

$250 + $150

Application fee plus examination fee

The Florida Bar Board of Legal Specialization and Education

5 years

Minimum Florida Bar membership required to apply

Florida Bar Real Estate Law Certification Standards

100+

Free practice questions available here

OpenExamPrep question bank

The Florida Bar Board Certified - Real Estate Law credential requires 5+ years of Florida Bar membership in good standing, substantial involvement in real estate law, qualifying real estate law CLE, favorable peer review, and passing an approximately 6-hour written exam (essay + multiple-choice; $250 application + $150 exam). The exam covers conveyances and deeds under Fla. Stat. 689.01 (two subscribing witnesses still required for deeds; leases no longer require witnesses after 2020), the notice recording act (695.01), the Marketable Record Title Act (Chapter 712) with its 30-year root of title, real estate contracts and the statute of frauds (725.01), equitable conversion and Johnson v. Davis disclosure, lien-theory mortgages and judicial foreclosure (Chapter 702), the Construction Lien Law deadlines (Chapter 713 - 45-day Notice to Owner, 90-day claim of lien, 1-year enforcement), the Florida Residential Landlord and Tenant Act (Chapter 83), and homestead under Article X, Section 4.

Sample FL Real Estate Law Specialist Practice Questions

Try these sample questions to test your FL Real Estate Law Specialist exam readiness. Each question includes a detailed explanation. Start the interactive quiz above for the full 200+ question experience with AI tutoring.

1Under Florida Statute 689.01, what execution formality is required to validly convey a fee simple interest in Florida real property by deed?
A.The grantor's signature made in the presence of two subscribing witnesses
B.The grantor's signature notarized only, with no witnesses required
C.The signatures of both grantor and grantee before one witness
D.Recording within 30 days of execution to be valid between the parties
Explanation: Section 689.01 requires that any conveyance of a freehold estate in Florida real property be in writing and signed by the grantor in the presence of two subscribing witnesses. Florida is among the small minority of states still requiring two witnesses on a deed.
2A grantor conveys Florida land to a grantee by general warranty deed. Which covenant of title does the general warranty deed provide that a statutory special warranty deed does NOT?
A.A warranty against encumbrances arising during the grantor's ownership
B.A covenant of marketable record title under Chapter 712
C.A covenant that the deed was properly delivered
D.A warranty against all title defects, including those predating the grantor's ownership
Explanation: A general warranty deed warrants title against all defects, including those arising before the grantor owned the property. A special warranty deed warrants only against defects arising 'by, through, or under' the grantor during the grantor's own ownership.
3A married couple takes title to a Florida home as 'John Doe and Jane Doe, husband and wife.' A judgment creditor of John alone records a judgment. Under Beal Bank, SSB v. Almand & Associates, what is the creditor's ability to reach the home?
A.The creditor may force a partition sale of John's undivided one-half interest
B.The creditor may place a lien on the entire property and force its sale
C.The creditor cannot reach the property because tenancy by the entireties is presumed and protects it from a creditor of one spouse
D.The creditor may reach the property only if John dies before Jane
Explanation: Property jointly held by a Florida married couple is presumed to be a tenancy by the entireties (Beal Bank). A judgment creditor of only one spouse cannot lien or force the sale of entireties property; both spouses must be liable on the debt.
4Which of the following is an essential element for a Florida deed to effectively transfer title from grantor to grantee?
A.Recitation of the actual purchase price paid
B.Payment of documentary stamp tax before signing
C.A survey attached as an exhibit
D.Delivery of the deed with intent to pass title presently
Explanation: Delivery with present donative or transactional intent is essential to pass title; a deed that is signed but never delivered conveys nothing. Acceptance by the grantee is presumed when the conveyance is beneficial.
5A Florida deed describes the grantee's estate as 'to A for life, then to B.' What present possessory and future interests are created?
A.A holds a life estate; B holds a vested remainder in fee simple
B.A holds a fee simple determinable; B holds a possibility of reverter
C.A holds a tenancy for years; B holds an executory interest
D.A and B hold as joint tenants with right of survivorship
Explanation: A grant 'to A for life, then to B' gives A a life estate measured by A's life and gives B a vested remainder in fee simple that becomes possessory at A's death. B is a presently identified person whose interest is not subject to a condition precedent.
6Under Florida's homestead protection in Article X, Section 4 of the Florida Constitution, which creditor CAN force the sale of a homestead?
A.A credit card company holding a recorded money judgment
B.A business partner with a judgment for breach of a partnership agreement
C.A hospital with a judgment for unpaid medical bills
D.A mortgage lender holding a properly executed purchase-money mortgage on the homestead
Explanation: Article X, Section 4 exempts homestead from forced sale by most creditors but expressly excepts obligations contracted for the purchase, improvement, or repair of the property, plus taxes and assessments. A purchase-money mortgage falls within this exception and can be foreclosed.
7A Florida decedent is survived by a spouse and a minor child and attempts by will to devise the homestead solely to a friend. What is the effect of the devise under the homestead provisions of Article X, Section 4(c)?
A.The devise is fully valid because Florida allows free devise of homestead
B.The friend takes the homestead subject only to a 30-day right of occupancy by the spouse
C.The devise is void; the homestead passes under the constitutional and intestacy framework, with a life estate to the spouse and remainder to descendants (or per the spouse's election)
D.The homestead escheats to the State because the devise is invalid
Explanation: When a decedent is survived by a spouse or minor child, the homestead cannot be devised away (except to the spouse if there is no minor child). A devise that violates this restriction is void, and the homestead descends under section 732.401, giving the spouse a life estate with remainder to descendants, or the spouse may elect a one-half tenancy in common.
8Grantor delivers a deed conveying Blackacre to 'A and B as joint tenants with right of survivorship.' Under Florida law, what is required to create a valid joint tenancy with right of survivorship?
A.Nothing beyond naming two grantees, because Florida presumes survivorship
B.Recording of a separate survivorship affidavit
C.That the grantees be married to each other
D.Express language clearly creating the right of survivorship, because Florida presumes a tenancy in common absent such language
Explanation: Florida abolished the common-law presumption favoring joint tenancy; a conveyance to two or more persons is presumed to create a tenancy in common unless the instrument expressly provides for the right of survivorship (Fla. Stat. 689.15). Clear survivorship language is therefore essential.
9Which type of Florida deed conveys whatever interest the grantor may have, without any warranties of title?
A.Quitclaim deed
B.Special warranty deed
C.General warranty deed
D.Statutory short-form warranty deed under section 689.02
Explanation: A quitclaim deed conveys only the grantor's present interest, if any, and makes no covenants of title. It is commonly used to clear clouds on title or transfer between family members, but it offers the grantee no title protection.
10A Florida property owner grants a written easement allowing a neighbor to cross her driveway for vehicle access. The easement benefits the neighbor's adjoining parcel. This is best classified as what kind of interest?
A.An easement in gross, personal to the neighbor
B.A license revocable at will
C.A profit a prendre
D.An appurtenant easement that runs with the dominant and servient estates
Explanation: An easement that benefits a particular parcel of land (the dominant estate) is appurtenant and runs with the land, binding successive owners of the servient estate and benefiting successive owners of the dominant estate. The neighbor's adjoining parcel is the dominant tenement.

About the FL Real Estate Law Specialist Practice Questions

Verified exam format metadata for The Florida Bar Board Certified - Real Estate Law is pending. The practice questions above remain available while official exam length, timing, passing score, fee, and administrator details are reviewed.