How Offers Are Delivered in Florida: Who Presents Them and How Long Sellers Have to Respond

If you are buying a home in Florida and wonder who delivers your offer to the seller, the usual answer is the listing agent. Your own agent writes the offer and sends it to the listing agent, who then presents it to the seller. Florida law says that agent must pass along every offer and counteroffer in a timely manner, unless the seller has said otherwise in writing. This guide follows an offer from your signature to the seller's answer, and explains the deadlines that decide whether a deal ever forms.

Key takeaways

• In most Florida deals, your agent sends the offer to the listing agent, and the listing agent presents it to the seller.
• Florida Statutes section 475.278 requires agents to present all offers and counteroffers in a timely manner, unless a party has directed otherwise in writing.
• Your offer includes its own deadline. If both sides have not signed and delivered it by then, it is deemed withdrawn.
• On the common Florida Realtors and Florida Bar forms, a counteroffer gets 2 days after delivery unless the parties write in another time.
• A verbal "yes" does not create a contract. Signatures and delivery do.

Who delivers your offer to the seller, step by step

Most offers in Palm Beach County follow the same path. First, you and your agent agree on the price and terms. Next, your agent fills in the purchase contract, usually the Florida Realtors and Florida Bar form, and sends it to you for electronic signature. After you sign, your agent emails the offer to the listing agent along with your pre-approval letter or proof of funds.

From there, the listing agent takes over. They review the offer, then call, email or meet with the seller to go over it. The seller can accept, reject, counter, or let it expire. Finally, the listing agent sends the seller's answer back to your agent.

So in practice, two people carry your offer. Your agent delivers it to the listing side. Then the listing agent delivers it to the seller.

Who delivers your offer to the seller with no listing agent

For a home sold by owner, your agent usually sends the offer straight to the seller. If you have no agent at all, you send it yourself. Our guide on how to make an offer without a Realtor covers that route.

When one brokerage works both sides

Sometimes the same brokerage represents both the buyer and the seller. In Florida that is usually done as a transaction broker. The steps look the same, but one office handles both ends of the paperwork.

Must the agent who delivers your offer show it to the seller?

Yes, with one exception. Florida law presumes that licensees work as transaction brokers unless a single agent relationship is set up in writing. Both types carry the same duty: presenting all offers and counteroffers in a timely manner, unless a party has previously directed the licensee otherwise in writing.

That exception matters. A seller can, for example, tell the agent in writing not to bring offers below a set price. Without that kind of written instruction, the agent should pass along every offer, even a low one.

The Realtor Code of Ethics adds more detail for agents who are Realtors. It says offers and counteroffers should be submitted objectively and as quickly as possible. It also says the listing broker keeps submitting offers until closing, unless the seller waives this in writing. If the buyer's broker asks in writing, the listing broker must confirm that the offer was presented, or say that the seller waived it.

Can a buyer confirm the seller saw the offer?

Yes. Ask your agent to request written confirmation from the listing broker. That is a fair request, and it gives you peace of mind when you hear nothing for a day or two.

How sellers receive offers in practice

For sellers, the listing agent is the one who delivers your offer to the seller desk, so to speak. Most of this now happens by email and e-signature. Florida's electronic transactions law says a signature cannot be denied legal effect only because it is electronic. As a result, very few local deals still need ink.

When several offers arrive, a good listing agent will usually line them up side by side. Price is only one column. The seller will also want to compare the deposit, financing type, inspection period, appraisal terms and closing date. Our page on reviewing offers shows what sellers should weigh beyond price.

Sellers also decide how much to share. Florida Realtors notes that offers are not automatically confidential, but an agent should not share terms without the seller's permission. Some sellers allow it to push the price up. Others keep terms private. If the market heats up, a seller may ask for highest and best offers by a set deadline.

How long the seller has to answer the agent who delivers your offer

There is no general Florida law that sets a response time for every offer. Instead, the deadline lives in the offer itself. The Florida Realtors and Florida Bar residential contract includes a time for acceptance clause. If the contract is not signed by the buyer and seller, with an executed copy delivered to all parties by that date, the offer is deemed withdrawn.

Buyers choose that date when they write the offer. In a busy segment, many buyers give the seller a day or two. In a slower one, a buyer may allow more time. Either way, the clock depends on delivery, not just on signing.

For a deeper look at the timing rules, read our guide on how long an offer on a house is good for.

Counteroffers restart the clock

A counteroffer is a new proposal. It kills the original offer and starts a new deadline. On the Florida Realtors and Florida Bar forms, the default time to accept a counteroffer is within 2 days after the day it is delivered, unless the parties write in another time. The commercial and vacant land forms use 3 days instead.

Because each counter resets the clock, it pays to track every version. Your agent should send each counter with a clear note about when it expires.

What happens when an offer expires

If the deadline passes without both signatures and delivery, the offer is gone. The seller cannot sign it the next morning and hold the buyer to it. Instead, the buyer would need to agree again, often on new terms.

Florida Realtors described a case that shows why this matters. A listing associate told a buyer by phone that the seller liked the offer and planned to sign. Then the seller signed with someone else. The buyer had no deal, because a real estate contract must be in writing and signed by the other side before it can be enforced. A friendly phone call was not an acceptance.

If both sides still want to go forward after a deadline slips, they should put that in writing and confirm the effective date. Otherwise, later deadlines like the inspection period can turn into arguments.

Tips for buyers on who delivers your offer to the seller

• Send a complete package. Include your pre-approval or proof of funds, and a short cover note from your agent.
• Set a fair deadline. Too short can annoy a seller who is traveling. Too long can let the seller shop your offer.
• Ask for confirmation. Your agent can request written proof that the offer was presented.
• Stay reachable. A counter may arrive at night, and its clock starts at delivery.

Tips for sellers on who delivers each offer and when

• Give written instructions if you want limits. Without them, your agent should bring every offer.
• Watch each deadline. Ask your agent to list the expiration time on every offer and counter.
• Respond, even with a no. A quick answer keeps buyers engaged if a first deal falls apart.
• Talk to an attorney before backup deals. The Code of Ethics advises sellers to get legal advice before accepting a second offer while under contract.

Local pace matters too. In August 2026, Palm Beach County single-family homes went under contract in a median of 40 days, while condos and townhouses took a median of 69 days, according to Miami Realtors. Faster homes call for tighter response times. Sellers in places like Boca Raton and Jupiter should ask their agent what deadlines buyers in their price range usually set.

Frequently asked questions

Who delivers your offer to the seller if you have an agent?

Your agent sends it to the listing agent, and the listing agent presents it to the seller. If there is no listing agent, your agent sends it to the seller directly.

Can the agent who delivers your offer keep it from the seller?

Not on their own. Florida law requires agents to present all offers in a timely manner, unless the seller has given written instructions otherwise.

Can I present my offer to the seller in person?

You can ask, but the seller and the listing agent decide. Most offers in South Florida are now sent by email and signed electronically.

How long does the seller have to respond to my offer?

As long as your offer says. On the standard Florida forms, an offer not signed and delivered by its deadline is deemed withdrawn. Counteroffers default to 2 days unless another time is written in.

Is a verbal acceptance binding?

No. A Florida real estate contract must be in writing and signed by the other party before it is enforceable.

Sources

• Florida Statutes, section 475.278 (brokerage relationships and duties)
• Florida Statutes, section 668.50 (Uniform Electronic Transaction Act)
• Florida Realtors, Time for acceptance
• Florida Realtors, Buyer's offer was unexpectedly rejected
• Florida Realtors, Best practices for handling multiple offers
• National Association of Realtors, Code of Ethics and Standards of Practice
• Miami Realtors, Palm Beach County August 2026 market report

Expecting offers on your home? We present every offer clearly, track each deadline and show you the net on paper. Book a no-obligation listing consultation or check what your home is worth. Buying instead? Schedule a buyer strategy call and we will help you write an offer that gets a fast answer.