Verified, not estimated. Every figure below is drawn from the official exam structure we maintain — question counts, passing standard and topic weighting. Practice questions are grounded in the source law with statute citations. We omit any figure we can't verify rather than guess at it.
Total questions
100
Passing score
75%
Exam time
210 min
Administered by
Pearson Vue
Format
Closed-book
Florida State Portion
100 questions
The Real Estate Business1 Q · 1%
Introduction to the Real Estate BusinessReal Estate BrokerageDevelopment and ConstructionThe Role of GovernmentProfessional Organizations
License Law and Qualifications for Licensure6 Q · 6%
Historical Perspective of Florida Real Estate License LawStatutes and Rules Important to Real EstateGeneral Licensing ProvisionsSales Associate Qualifications for LicensurePost-Licensing EducationContinuing EducationBroker RequirementsRegistration and LicensureReal Estate ServicesIndividuals Exempt from a Real Estate License
Florida Real Estate Commission Rules2 Q · 2%
Florida Real Estate CommissionDepartment of Business and Professional Regulation (DBPR)Real Estate Regulation
Authorized Relationships, Duties and Disclosures7 Q · 7%
Law of AgencyBrokerage Relationships in Florida (Transaction Broker, Single Agent, No Brokerage Relationship, Transition to Transaction Broker)Misrepresentation and FraudProfessional EthicsSales Associate to Broker
Real Estate Brokerage Activities and Procedures12 Q · 12%
Brokerage OfficesAdvertisingEscrow or Trust Accounts (Broker Held, Attorney/Title Company Held, Commingling)Broker Commission (Anti-Trust Laws, Lien Law on Real Property, Sales Associate Commission, Kickbacks, Change of Employer)Types of Business EntitiesTrade NamesUnlicensed Personal Assistants
Violations of License Law, Penalties and Procedures3 Q · 3%
Complaint Process (Seven Steps)Violations and Penalties (Grounds for Denial, Suspension, Revocation)Types of PenaltiesReal Estate Recovery FundLegal Terms to KnowDisciplinary Guidelines
Federal and State Laws Pertaining to Real Estate3 Q · 3%
Federal and State Fair Housing LawFederal Laws Regarding Land and the EnvironmentFederal Laws Regarding Mortgage LendingFlorida Residential Landlord and Tenant Act (Security Deposit, Advance Rentals)
Nature of Property (Physical Components, Personal Property)General Property RightsEstates and Tenancies (Fee Simple, Life Estate, Tenancy at Will/Sufferance, Tenancy in Common, Joint Tenancy, Tenancy by the Entireties)Homestead (Protection, Tax Exemption)Cooperatives, Condominiums, and Time Sharing
Titles, Deeds, and Ownership Restrictions7 Q · 7%
Title to Real PropertyAcquiring Legal Title (Voluntary Alienation, Involuntary Alienation, Types of Notice, Condition of Title)Deeds (Clauses, Statutory Deeds, Special Purpose Deeds)Ownership Limitations and Restrictions (Easements, Leases, General/Specific Liens, Public/Government Restrictions, Deed Restrictions)
Legal Descriptions5 Q · 5%
Purposes of Legal DescriptionsTypes of Legal Descriptions (Metes and Bounds, Lot and Block, Government Survey System)Math - Legal Descriptions
Real Estate Contracts12 Q · 12%
Preparation of ContractsEssentials of a ContractStatute of FraudsStatute of LimitationsTransfer of Real PropertyContract CategoriesContract NegotiationTermination of ContractsContracts Important to Real Estate (Listing Contracts, Buyer-Broker Agreement, Option Contracts, Sale and Purchase Contracts)Mandatory Disclosures (Material Defects, Radon Gas, Lead-based Paint, Energy Efficiency Brochure, HOA, Property Tax, Building Code, Community Development District)
Residential Mortgages9 Q · 9%
Legal Theories of MortgagesLoan InstrumentsMortgage ClausesTypes of Mortgage Loans (FHA, VA, Conventional)Methods of Purchasing Mortgaged PropertyOther Types of FinancingQualifying the BuyerMath - Finance
Types of Mortgages and Sources of Financing4 Q · 4%
The Mortgage Market and Money SupplyFederal Regulatory BodiesPrimary Mortgage MarketSecondary Mortgage MarketMortgage Fees
Real Estate Computations and Closing of Transactions6 Q · 6%
Math - ComputationsClosing StatementsDocumentary stamp taxes and intangible tax
Real Estate Markets and Analysis1 Q · 1%
Characteristics of the Real Estate Market
Real Estate Appraisal8 Q · 8%
Appraisal Regulation/USPAPMarket ValueApproaches to Estimating Real Property Value (Sales Comparison, Cost-Depreciation, Income Capitalization)Comparative Market Analysis (CMA)Broker Price Opinion (BPO)
Real Estate Investments and Business Opportunity Brokerage2 Q · 2%
Real Estate as an InvestmentAnalyzing Investment PropertiesAssessment of RisksLeverageBusiness Brokerage
Taxes Affecting Real Estate3 Q · 3%
City and County Property TaxesMath - TaxesFederal Income TaxesDocumentary stamp taxes and intangible tax
Planning and Zoning1 Q · 1%
Local Planning AgencyFlorida Growth and Community Planning ActThe Planning ProcessZoning Laws and Code Enforcement
Key Distinctions
Single AgentvsTransaction Broker
A single agent represents one party as a fiduciary and owes loyalty, obedience, confidentiality, and full disclosure; a transaction broker facilitates the transaction without full fiduciary duties and does NOT owe loyalty.
Florida Statutes §475.01(1)(k)
General LienvsSpecific Lien
A general lien (e.g., judgment lien) attaches to all real and personal property of the debtor, while a specific lien (e.g., mortgage or property tax lien) attaches only to a particular identified property.
Legal TitlevsEquitable Title
Legal title is actual ownership evidenced by a deed; equitable title is the beneficial interest held by a buyer under contract who has not yet received the deed.
Easement AppurtenantvsEasement in Gross
An easement appurtenant benefits an adjacent parcel (dominant tenement) and runs with the land; an easement in gross benefits a specific person or entity rather than any parcel of land.
Cooperative OwnershipvsCondominium Ownership
Cooperative owners hold shares of stock in a corporation and receive a proprietary lease; condominium owners hold fee simple title to their individual unit and an undivided share of the common elements as tenants in common.
Fee Simple DeterminablevsFee Simple Subject to Condition Subsequent
A fee simple determinable automatically reverts to the grantor upon violation of the condition; a fee simple subject to condition subsequent requires the grantor to take affirmative action to reclaim the property.
Voluntary AlienationvsInvoluntary Alienation
Voluntary alienation is a willing transfer of title by the owner (sale, gift, or devise); involuntary alienation transfers title by operation of law without the owner's consent (intestate descent, tax sale, eminent domain, escheat, or partition).
Actual NoticevsConstructive Notice
Actual notice comes from direct personal observation or knowledge of a fact; constructive notice is the legal presumption of knowledge arising from information properly recorded in the public records.
NovationvsAssignment
Novation substitutes a new party for an original party and releases the departing party from all liability with consent of all parties; in an assignment the original party may remain secondarily liable unless specifically released.
Purchasing 'Subject To' a MortgagevsFormal Mortgage Assumption
Buying 'subject to' a mortgage means the buyer makes payments but has no personal liability on the debt, leaving the original seller personally responsible; a formal assumption makes the buyer personally liable, and a novation can fully release the seller.
A CMA is an informal estimate of value prepared by a licensee that does not comply with USPAP; a formal appraisal must comply with USPAP and is required for federally related mortgage transactions.
Key Terms
Florida Real Estate Commission (FREC) Composition Florida Statutes, F.S. 475.02(1)
Per F.S. 475.02(1), FREC has 7 members appointed by the Governor, of whom 2 must be consumer/lay members who have never been brokers or sales associates.
Operating Without a License – Third-Degree Felony Florida Statutes 475.42(1)(a)
Per Florida Statutes 475.42(1)(a), any person who operates as a broker or sales associate without a valid, current, active license commits a felony of the third degree.
Post-Licensing Education – Null and Void Penalty Florida Statutes 475.17(3)(c)
Per Florida Statutes 475.17(3)(c), a sales associate's license becomes null and void if post-licensing education is not completed before the first renewal following initial licensure.
Per Florida Statutes 475.182(1)(a) and Rule 61J2-3.009, active brokers and sales associates must complete 14 classroom hours (including a 3-hour Core Law course and a 3-hour Business Ethics course) per biennial renewal period.
Per Florida Statutes 475.17(2)(b)(1), a broker applicant must have held an active sales associate's license for at least 24 months during the preceding 5 years.
Sales Associate Collection of Funds Florida Statutes 475.42(1)(d)
Per Florida Statutes 475.42(1)(d), a sales associate may only collect money in connection with a real estate transaction in the name of, and with the express consent of, the employing broker.
Per Florida Statutes §475.278(1)(b), all Florida licensees are presumed to be operating as transaction brokers unless a single agent or no brokerage relationship is established in writing.
Per Florida Statutes §475.278(4)(a), a licensee with no brokerage relationship owes exactly three duties: dealing honestly and fairly, disclosing known material facts, and accounting for all funds.
Per Florida Statutes 475.01(1)(g), involuntarily inactive status results when a license is not renewed at the end of the license period, and per 475.31(1) all sales associates under a revoked broker automatically become involuntarily inactive.
Homestead Protection – Acreage Limits
Florida homestead law protects up to 160 contiguous acres in unincorporated areas and up to one-half acre within a municipality from forced sale by judgment creditors.
Lien Theory State
Florida is a lien theory state, meaning a mortgage creates only a lien on property as security for the debt; the borrower retains title throughout the loan period.
Restrictive Covenants (CC&Rs)
Private limitations on property use placed in a deed or recorded document that 'run with the land,' binding all current and future owners; they are more restrictive than conflicting zoning ordinances and must be followed.
Chattel
An item of tangible, movable personal property that is not permanently affixed to real property, such as furniture, vehicles, or unattached area rugs.
Statute of Frauds
Contracts for the sale or conveyance of real property must be in writing to be enforceable in court; an oral agreement that falls under the Statute of Frauds is unenforceable (not void).
Tenancy by the Entireties
A form of co-ownership available exclusively to married couples in Florida that includes automatic right of survivorship, so upon one spouse's death the survivor takes full ownership without probate.
Escheat
The process by which real property reverts to the state when an owner dies intestate with no legal heirs; a form of involuntary alienation.
Formulas to Know
Seller's Net ProceedsSale Price − (Mortgage Payoff + Commission + Closing Costs + Other Seller Charges)
Commission AmountSale Price × Commission Rate
Loan-to-Value Ratio (LTV)Loan Amount ÷ Appraised Value (or Sale Price, whichever is lower)
