Pass Your Florida Real Estate Exam the First Time

FL tests heavily on "No Brokerage Relationship" vs. "Transaction Broker." The "integrated" tax math (Save Our Homes) is also tricky.

Questions

100

NO NATIONAL PORTION

To Pass

75%

~75 / 100 TO PASS

Time Limit

3.5 Hrs

210 TOTAL MINUTES

Provider

Pearson VUE

DBPR

Exam data verified July 2026Licensed CC-BY 4.0

What changed for Florida in 2025-26

HB 1049 (effective 1 October 2024, expanded 1 October 2025)

Florida requires a flood disclosure from residential sellers (Fla. Stat. section 689.302), expanded in 2025.

  • The seller must give the buyer a written flood disclosure at or before the sales contract is signed.
  • Since October 2025 it covers three things: flooding that damaged the property during the seller's ownership, flood insurance claims filed, and flood assistance received from any source.
  • It applies to every residential sale, not only to homes inside a special flood hazard area.

Every change listed here is checked against the state's own legislative record, with the source's currency date on file.

Pass your Florida Sales Associate, Broker Associate or Broker License

Florida issues more new real estate licenses per year than almost any state in the country, and passing on the first attempt has never been more competitive.

With candidates flowing in from every state, most arrive with prep materials designed for somewhere else. Florida’s regulatory structure is genuinely different, and the exam exploits those differences directly. AI language models cannot generate reliable practice questions for rules that are unique to this state, and generic banks that paper over the differences produce candidates who are ready for a different exam.

The License Professor is written by licensed Florida professionals who know what Florida’s Pearson VUE exam actually tests. Every question on Florida brokerage relationships, escrow procedures, and property tax rules was built from Florida statute, not from a shared national bank.

Florida Sample Exams

Experience the real study interface — no account required.

Sales Associate

Individuals new to real estate who want to start their career helping clients buy and sell property

Broker Associate

Experienced agents ready to take on more responsibility while working under a supervising broker

Broker

Experienced professionals who want to operate independently or run their own brokerage

Three Topics that Trip Up Florida Students Most

Sales Associate Compensation

Florida prohibits sales associates from receiving compensation from anyone other than their registered employer (broker) — students fail because they assume cooperating agents can pay each other directly or that a sales associate can collect a commission after switching brokerages.

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Brokerage Relationship Act

Florida recognizes single agent, transaction broker, and no brokerage relationship, with transaction broker as the default — students confuse single agent duties (full fiduciary) with transaction broker duties (limited representation) and miss the required disclosure timing.

Escrow Deposit Deadlines

Florida demands deposit within 3 business days, plus sales associates must deliver deposits to their broker by end of next business day — students confuse the 3-day deposit window, the 15-business-day FREC notification deadline for conflicting demands, and the 10-day verification requirement.

The Florida Real Estate License Professor includes specialized deep dives for each of these.

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Florida Real Estate Practice Questions

Sample questions from the Florida real estate exam — with answers and explanations.

1. A property sells for $350,000 with a 6% total commission split 50/50 between listing and selling brokers. What is the selling agent's gross commission if their broker keeps 20%?

  1. A.$10,500
  2. B.$4,200
  3. C.$5,250
  4. D.$8,400
Explanation: Total commission is $350,000 × 6% = $21,000. The selling broker receives half: $21,000 ÷ 2 = $10,500. The agent keeps 80% after the broker's 20% split: $10,500 × 80% = $8,400.

2. When must a Florida licensee provide written brokerage relationship disclosure to a buyer, and what is the presumed relationship?

  1. A.Before or at time of showing; presumed transaction broker
  2. B.Before presenting offer; presumed single agent
  3. C.Within 24 hours of offer; presumed no relationship
  4. D.At first contact; defaults to single agent
Explanation: Florida Statute 475.278 requires brokerage relationship disclosure before or at the time of showing property. The default presumed relationship is transaction broker unless parties agree otherwise in writing.

3. Upon completion of the complaint process, Broker Andre Dubois was convicted of three violations of the license law. Which of the following actions is the Florida Real Estate Commission not authorized to take against Broker Andre Dubois?

  1. A.Revoke Dubois's license.
  2. B.Fine Dubois $3,000.
  3. C.Require that Dubois forfeit any commissions that he earned from the transactions involved in the complaint.
  4. D.Suspend Dubois's license.
Explanation: The Florida Real Estate Commission has the authority to revoke or suspend a broker's license, as well as fine them, but cannot require a broker to forfeit commissions earned from the transactions involved in a complaint.
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More on Florida Licensing

Deeper reading on the topics that matter most for Florida candidates.

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Florida Real Estate Exam Structure: What to Expect

The Florida Sales Associate exam is administered by Pearson VUE in testing centers across Florida and via online proctoring. Unlike most states, it is NOT split into a separately-scored national portion and state portion — it's one unified, Florida-authored 100-question exam built from Chapter 475 (real estate license law) and Chapter 61J2 (FREC rules), covering 19 content areas that blend general real estate principles with Florida-specific law.

Question breakdown by content area

The exam's 19 content areas mix general real estate knowledge (the kind of material most states test as a separate "national" portion) with Florida-specific statute and rule content, all within the same 100-question, single-scored exam:

  • General real estate principles: Property ownership and land use controls, valuation and market analysis, financing (mortgages, FHA/VA, RESPA), real estate calculations, real estate contracts, appraisal, legal descriptions, planning and zoning
  • Florida-specific content: Florida Statutes Chapter 475 (license law and qualifications), FREC rules (Chapter 61J2), authorized brokerage relationships and duties, violations/penalties, federal and state fair housing law, property rights and estates, titles/deeds/ownership, taxes affecting real estate

There's no "national vs. state" question count to budget study time around — every content area counts toward the same 100-question, 75-points-to-pass score.

Question format

All questions are multiple choice with four options. There's no penalty for guessing, so answer every question. Only correct answers count toward your score.

Pearson VUE writes scenario-based questions on Florida-specific topics. Expect questions like:

"A Florida licensee represents a buyer purchasing a condominium unit. The seller failed to provide the condo association's governing documents. Under Chapter 718, what is the buyer's cancellation right?"

These test whether you understand the rule, not just whether you've memorized a definition.

Time management

You have 210 minutes for 100 questions. That's 126 seconds per question, very generous.

A practical approach:

  1. First pass (75 minutes): Answer questions you know quickly. Mark anything that requires extra thought.
  2. Second pass (60 minutes): Work through marked questions. Don't agonize over any single one.
  3. Final pass (45 minutes): Review your marked answers. Change only if you have a specific reason.
  4. Buffer (30 minutes): Spend on the most difficult marked questions or as cushion.

Most candidates finish in 120-150 minutes with significant time to spare.

One unified score

There's no national/state split to worry about. All 100 questions count toward a single score, and you need 75 correct (75%) to pass.

This differs from many states that score a national portion and a state portion separately. The implication: you can't ace the general-knowledge questions and coast on Florida-specific law, or vice versa. Every content area counts the same toward your one final score.

Cost structure

  • Pre-licensing education (63 hours): $200-$500 typical
  • Exam fee: $57 per attempt (Pearson VUE)
  • License application fee: $83 (paid to DBPR)
  • Background check: $50 typical
  • Total estimated: $390-$690 to get fully licensed

Florida is among the most affordable states to get licensed.

Retake rules

If you fail:

  • 24-hour minimum wait before re-scheduling
  • No hard cap on attempts within 2-year application window
  • $57 fee per retake
  • Detailed score report shows weak content areas

Score report

Pearson VUE provides preliminary results immediately after you finish at the testing center. You'll see "Pass" or "Fail." If you pass, DBPR processes license activation. If you fail, the report shows topic-area performance to focus retake prep.

Topics Covered on the Florida Real Estate Exam

The Florida Sales Associate exam tests a defined set of topics across 19 content areas. DBPR/Pearson VUE publish a content outline used to build every test form. Knowing the topics tested gives you a study roadmap.

Unlike most states, Florida doesn't split this into a separately-scored national exam and state exam — it's one 100-question exam, and every topic below counts toward the same score.

General Real Estate Principles

  1. Property Principles — Physical and economic characteristics, legal descriptions, fixtures
  2. Property Rights and Ownership — Estates, tenancies, ownership forms, deeds, titles, recording, easements
  3. Valuation and Appraisal — Three approaches to value, comparative market analysis
  4. Financing — Residential mortgages, mortgage types and sources, real-estate-related computations
  5. Contracts — Real estate contracts, listing agreements, purchase contracts
  6. Markets and Investments — Real estate markets and analysis, investments and business brokerage
  7. Taxes and Zoning — Taxes affecting real estate, planning and zoning

Florida-Specific Law and Regulation

  1. License Law and Qualifications — Florida Statutes Chapter 475, DBPR rules, license categories, application procedures
  2. FREC Rules — Chapter 61J2 commission regulations, advertising requirements
  3. Authorized Relationships and Duties — Brokerage relationships, agency duties under Florida law
  4. Brokerage Activities and Violations — Real estate brokerage activities, violations of license law, penalties
  5. Federal and State Law — Fair housing and other federal/state requirements as applied in Florida
  6. Condo and HOA Law — Chapter 718 (condominiums), Chapter 720 (homeowners' associations)

Why this list matters

Because it's one unified exam, there's no "national vs. state" question budget to allocate study time around — you need solid performance across every content area, general and Florida-specific alike, to clear 75 of 100.

Condo and HOA law deserves special attention regardless. National prep doesn't cover Chapter 718/720 at all, and generic state prep often doesn't go deep enough. Master those two chapters and you've handled a meaningful chunk of the Florida-specific content.

What this list doesn't tell you

The topic outline tells you what's tested. It doesn't tell you how. Pearson VUE writes scenario-based questions where the right answer requires applying the rule to a fact pattern, not just reciting a definition.

A candidate who reads "Florida requires condo disclosure" and moves on will get the conceptual question right. They'll miss the scenario question about a buyer's cancellation rights when disclosure is delivered late.

The fix: practice questions, not just topic review. For every Florida-specific topic, do at least 15 practice questions.

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