How to Make an Offer on a House in Florida: Price, Escrow Deposit, Inspection Period and Closing Date

To write a strong offer on a house in Florida, you need more than a number. The seller reads your price, your escrow deposit, your inspection period, your loan terms and your closing date as one package. In Palm Beach County, most of those terms live on a standard form, and each blank you fill in tells the seller how solid your deal is. This guide walks through each part, in the order you will face it, so you can write an offer that gets a yes without giving away more than you need to.

Key takeaways

• Most local deals use the Florida Realtors/Florida Bar contracts. If you leave key blanks empty, defaults apply: a 3 day initial deposit, a 15 day inspection period and a 30 day loan approval period.
• In August 2026, Palm Beach County single-family sellers got a median 95% of their original list price, and condo sellers got 93%, per Miami Realtors.
• Comparable sales, not the list price, should set your number.
• On the "AS IS" contract, you can cancel for any reason before the inspection period ends and get your deposit back, as long as you give written notice in time.
• Price is only one lever. A clean deposit, short deadlines and a flexible closing date can win a home over a higher bid.

How an offer on a house in Florida works

In Florida, an offer is a signed purchase contract that you send to the seller. It becomes a deal only once both sides sign and deliver it. Until then, the seller can accept, reject or counter, and you can withdraw.

Most agents in Palm Beach County use one of two forms from Florida Realtors and The Florida Bar. The standard contract includes repair limits that the seller agrees to cover. The "AS IS" contract does not. Instead, it gives the buyer a broad right to inspect and walk away. Because sellers like knowing they will not face a long list of repair requests, the AS IS form is very common here. Our page on the Florida real estate contract explains both forms in more detail.

So when people ask how to make an offer on a house in Florida, the real question is how to fill in that form well. The sections below take each blank in turn.

Step 1: Price your offer on a house in Florida with comps

Start with what similar homes have sold for, not with the asking price. Your agent should pull recent closed sales of homes like the one you want. Look for the same area, a similar size and age, and the same type, such as a single-family house, a villa or a condo. Then adjust for the things that differ, like a newer roof, a pool or a water view.

Next, look at how the home itself is doing. A listing that has sat for months, or one that has had price cuts, leaves more room to negotiate. A new listing in a busy price range leaves less.

What the local numbers say

County data gives you context, though it does not price a single home. In August 2026, Miami Realtors reported these figures for Palm Beach County:

• Single-family homes: a $650,000 median sale price, 40 median days to contract and 3.5 months of supply. Sellers received a median 95% of their original list price.
• Condos and townhouses: a $300,000 median sale price, 69 median days to contract and 6.7 months of supply. Sellers received a median 93% of their original list price.

Note what that 95% measures. It compares the sale price with the first asking price, so it includes any price cuts along the way. It does not mean every buyer offered 5% below list. Still, it shows that many sellers did not get their first ask, and that condo sellers gave up a bit more.

Conditions also vary by city. According to Pure Equity's MLS data as of October 1, 2026, active listings in Palm Beach Gardens had been on the market for an average of 110 days, while those in Boca Raton averaged 113 days. That figure covers homes still for sale, so it tells you about the current crop of listings, not how fast homes sell.

Step 2: Size your escrow deposit

The escrow deposit, often called earnest money, shows the seller you are serious. It goes to an escrow agent, usually a title company or attorney, and it counts toward your purchase at closing.

The Florida forms split it into two parts. The initial deposit is due soon after both sides sign. If the contract leaves the timing blank, the default is 3 days after the Effective Date. An optional additional deposit can come later, often after the inspection period ends.

No law sets the size of a deposit, and there is no single local norm we can point to. However, a larger deposit tends to read as a stronger offer, since you have more at stake. A deposit that comes later, after your inspection period, also tells the seller you plan to stay in the deal. Our guide to how earnest money works covers when you can get it back and when you cannot.

Step 3: Choose your inspection period

On the AS IS contract, the inspection period is your main safety net. If you leave the blank empty, it runs for 15 days after the Effective Date. During that time you can hire inspectors and decide whether the home works for you.

The key point is how broad your right to cancel is. Under the AS IS form, you can cancel in your sole discretion, for any reason, by delivering written notice to the seller before the period expires. If you do that on time, you get your deposit back. You still pay for any inspections you ordered, and you are on the hook for any damage they cause.

A shorter period can make your offer more attractive, because the seller is tied up for less time. But it has to be long enough to book a general inspection, a wind mitigation report and a four-point inspection if your insurer needs one. In practice, line up your inspector before you submit the offer. Then you can safely ask for fewer days.

Keep in mind that the seller has no duty to make repairs under the AS IS form. You can still ask, and many sellers will negotiate a credit. Yet if they say no, your choices are to accept the home as it is or cancel before the deadline.

Step 4: Set the financing terms

If you are getting a loan, the contract asks for the loan type, the amount and a loan approval period. Leave that period blank and it defaults to 30 days. You also have to apply for the loan within 5 days of the Effective Date unless the contract says otherwise.

A strong preapproval letter helps here. It tells the seller a lender has already looked at your income, assets and credit. If you have a lot of cash in the deal, a larger down payment can also reassure a seller about the appraisal.

Cash offers skip the loan contingency entirely, which is one reason sellers like them. In August 2026, Miami Realtors counted cash sales at 41.8% of Palm Beach County single-family sales and 57.2% of condo sales. So if you are financing, you are often up against cash. Short, clear loan terms help close that gap.

Step 5: Pick a closing date that fits the seller

The closing date is easy to overlook, but it can matter a lot to a seller. Some need to close fast because they have already bought their next home. Others need extra time to move, or to wait for a new build to finish.

Ask the listing agent what the seller wants before you write the offer. If you can match their timing, say so. Because it costs you little, a flexible closing date is one of the cheapest ways to strengthen an offer. A short rent-back after closing is another option, though you should get the terms in writing.

What sellers weigh in an offer on a house in Florida

When a seller has more than one offer, the highest price does not always win. Instead, sellers and their agents often compare:

• Net proceeds after any credits or concessions you ask for
• How likely the deal is to close, based on your financing and deposit
• How long your inspection and loan periods tie up the home
• Whether the closing date works for their move
• Any extras, such as asking for furniture or a large repair credit

Therefore, a slightly lower offer with cash or a big down payment, a short inspection period and a closing date that suits the seller can beat a higher one with lots of conditions.

Time for acceptance and counteroffers

Your offer will include a deadline for the seller to accept. If both sides have not signed and delivered by then, the offer lapses and any deposit comes back. A short deadline can push a seller to decide, but one that is too tight may annoy a seller who is out of town.

Counteroffers are common. Each counter is a new offer, and the last version both sides sign becomes the deal. Read each round with care, since a change in one blank, such as the inspection period, can matter as much as a change in price.

Common mistakes when you make an offer on a house in Florida

• Basing the price on the list price instead of comps
• Leaving key blanks empty without knowing the defaults
• Choosing an inspection period that is too short to book inspectors
• Missing the written notice deadline to cancel
• Forgetting to check insurance costs before the inspection period ends
• Asking for a long list of small repairs on an AS IS contract

Insurance deserves a special mention. In South Florida, the age of the roof and the wind mitigation features can change your premium a lot. Get a quote during your inspection period, while you can still cancel.

Frequently asked questions

How much earnest money is normal for an offer on a house in Florida?

There is no set amount in Florida law. The deposit is negotiable, and buyers often scale it to the price and how much competition there is. A larger deposit tends to make an offer look stronger.

How long is the inspection period on a Florida contract?

On the Florida Realtors/Florida Bar contracts, it defaults to 15 days after the Effective Date if the blank is left empty. You and the seller can agree on a shorter or longer period.

Can I back out of an offer on a house in Florida after the seller accepts?

On the AS IS contract, yes, during the inspection period. You can cancel for any reason by delivering written notice before the period ends, and your deposit comes back. After that, other contract terms, such as the loan contingency, control.

Should I offer below asking on a house in Florida?

It depends on the comps and on how long the home has been listed. County data showed sellers getting a median 95% of their original list price for single-family homes in August 2026, but each home is different.

Do I need an agent to make an offer?

No. You can work with the listing agent or a real estate attorney. Still, a buyer's agent can pull comps, fill in the contract and track the deadlines for you.

Sources

• Miami Realtors, Palm Beach County August 2026 market report
• Oldham Law, FAR/BAR contract default deadlines
• Berlin Patten Ebling, The inspection period in Florida's AS IS contract
• Florida Realtors, Contract laws library
• Pure Equity, Palm Beach Gardens MLS snapshot (October 1, 2026)

This article is general information, not legal, tax or financial advice. Contract forms change, so have a Florida real estate attorney or your agent review your offer before you sign.

Thinking about selling first? Find out what your current home could bring before you shop. Get your free home value report. Ready to buy? Schedule a buyer strategy call and we will help you build an offer that fits the home and the seller.