The questions to ask before writing an offer

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Why ask before you offer

An offer is a set of promises with dates attached. Many Florida residential sales use the Florida Realtors and Florida Bar (FAR/BAR) contract forms, which set deadlines for the escrow deposit, the inspection period, the loan application, and loan approval. Several of those deadlines arrive within days of the effective date.

Questions answered in advance turn those days into confirmation rather than discovery. The sections below group the questions by who can answer them: your lender, your insurance agent and the county, the documents, the contract, and the seller.

Ask your lender

Questions about your financing

• Is my pre-approval current for this price?

  Make sure it reflects verified documents and the price you intend to offer. Read what a pre-approval can help you plan for.

• Does this property fit my loan program?

  Condos, multi-unit homes, and properties needing major repairs can face added requirements. For condos, see why the building matters as much as the unit.

• What is my estimated payment at this price?

  Ask for principal, interest, taxes, insurance, flood insurance if required, and association dues for this specific property.

• How much cash will I need?

  Include the deposit, down payment, closing costs, prepaid items, and any required reserves.

• When should I lock my rate?

  The closing date you propose should leave time for underwriting and fit within a rate lock period your lender can offer.

Ask the county and your insurer

Questions about ownership costs

What will the property taxes be after I buy?

Florida law requires a property tax disclosure in residential sales warning buyers not to rely on the seller’s current taxes, because a change of ownership or improvements can trigger a reassessment. If the seller has a homestead exemption, their assessed value may have been limited by the Save Our Homes cap, which holds annual assessment increases to 3% or the change in the Consumer Price Index, whichever is less. That benefit does not pass to the buyer. Use your county property appraiser’s estimator, and if the home will be your primary residence, plan to apply for your own homestead exemption by March 1 of the following year.

What will insurance cost?

Get a homeowners insurance quote for the specific address before you commit. Roof age, construction, wind mitigation features, and location drive Florida premiums. Insurers often ask for a four-point inspection on older homes and may give credit for a wind mitigation report.

Ask the documents

Questions about the property

• Are there open or expired permits?

  Unclosed permits for roofs, additions, or renovations can delay closing or create costs. Your agent or title company can help search local records.

• How old are the roof, windows, and major systems?

  These affect insurance, maintenance budgets, and sometimes loan eligibility.

• Is there a homeowners association?

  Florida requires a disclosure summary for many HOA communities before the contract is signed. If it is not provided, the buyer may void the contract within 3 days after receiving it or before closing, whichever comes first.

• Is it a condominium?

  Resale condo buyers receive association documents and a statutory review window. Ask early about dues, reserves, inspections, and special assessments. See our Florida condo guide.

Ask your agent

Questions about the contract

Default timelines on the FAR/BAR AS IS form apply only when a blank is left empty. Your contract can set different dates, and the dates written in your contract control.

Source: FAR/BAR “AS IS” Residential Contract for Sale and Purchase. Forms are revised periodically; confirm against the current version used in your transaction.

AS IS or Standard?

The AS IS form generally does not obligate the seller to make repairs but lets the buyer cancel during the inspection period. The Standard form includes repair obligations up to agreed limits. Each changes how you should approach inspections and negotiation.

What happens if the appraisal comes in low?

Under the FAR/BAR financing provisions, a low appraisal is specifically excluded from the property-related loan conditions that protect the deposit. If the appraised value matters to your plan, ask your agent about appraisal contingency language and how much cash you could add if the value falls short.

Ask the listing agent

Questions about the seller and the market

• Why is the seller selling, and what closing date do they prefer?

  Flexible terms can strengthen an offer without raising the price.

• How long has it been on the market, and have there been price changes?

  Market time and history can inform your price and terms.

• Are there other offers?

  If so, ask whether there is a deadline for highest and best offers.

• What conveys with the property?

  Appliances, window treatments, hurricane shutters, and other items should be written into the contract if you expect them.