Florida Real Estate Sales Associate 6-Week Study Plan
The Florida Real Estate Sales Associate state examination tests 100 questions across 3 hours and 30 minutes (210 minutes), requiring a minimum passing score of 75% (75/100 correct). Administered by Pearson VUE on behalf of the Florida Real Estate Commission (FREC), candidates must master complex state license laws, statutory agency disclosures, escrow accounting rules, conveyance deeds, financing clauses, closing mathematics, and constitutional homestead rights. Follow this structured 6-week schedule to allocate your 60–90 study hours, complete full timed mocks, and memorize the essential Pearson VUE first-5-minute dry-erase dump sheet.
Structured 6-Week Study Schedule
Florida Real Estate License Law & Commission Rules
Focus on F.S. Chapters 475, 455, 120, and F.A.C. 61J2. Master real estate services (A BAR SALE), license qualifications, mutual recognition, active vs voluntary/involuntary inactive statuses, FREC powers (executive, quasi-legislative, quasi-judicial), administrative fines ($5,000 per violation), and Real Estate Recovery Fund payout limits ($50,000 per transaction, $150,000 aggregate).
Brokerage Operations, Agency Relationships & Conduct
Master Florida Brokerage Relationship Disclosure Act (F.S. 475.278). Learn the 3 authorized brokerage relationships: No Brokerage Relationship (3 duties: ADD), Transaction Broker (presumed, 7 duties), and Single Agent (full fiduciary, 9 duties: COLD SC). Remember: Dual Agency is ILLEGAL. Master escrow deposit rules (1-day associate, 3-day broker) and dispute settlement procedures (MALE: 15/30 business days).
Real Estate Contracts, Conveyances & Property Rights
Master Statute of Frauds (F.S. 725.01), Statute of Limitations (4 yrs oral, 5 yrs written), listing agreements, contract remedies (specific performance, liquidated damages), deeds (General Warranty 5 covenants, Quitclaim title clearing), title insurance (owner policy vs lender policy), estates in land (fee simple, life estate, estate for years), and co-ownership (tenancy in common, joint tenancy with survivorship, tenancy by the entireties).
Mortgages, Financing & Florida Closing Calculations
Learn mortgage instruments (Florida lien theory state), primary clauses (acceleration, due-on-sale, defeasance, prepayment), loan types (conventional, FHA 203(b), VA loan guarantee), secondary mortgage market (Fannie, Freddie, Ginnie). Master Florida closing taxes: Deed tax ($0.70/$100), Note tax ($0.35/$100), and Intangible tax ($0.002 on new mortgage principal only).
Property Valuation, Land Use Planning & Survey Math
Master the 3 appraisal approaches (Sales Comparison, Cost Approach, Income Capitalization: IRV & V=NOI/CapRate), Gross Rent Multiplier (GRM = Price / Gross Monthly Rent), government survey system (townships: 6 miles square, 36 sections; 1 section = 640 acres = 1 square mile), Florida constitutional homestead (1/2 urban acre, 160 rural acres), Save Our Homes (3% assessment cap), and property tax exemptions ($25k / $25k).
Full Mock Exams, Weak-Area Remediation & Pearson VUE Dump Sheet
Take full 100-question timed mocks under realistic 3.5-hour Pearson VUE conditions. Review every distractor autopsy in our review engine. Practice writing out the First-5-Minute Dry-Erase Dump Sheet until you can reproduce it in under 4 minutes.
Pearson VUE First-5-Minute Dry-Erase Dump Sheet
When testing at Pearson VUE, write these critical formulas, statutory timelines, and tax calculation rules on your provided laminated dry-erase booklet during the initial 5-minute tutorial before starting Question 1:
1. Florida Documentary Stamp & Intangible Tax Rules
DEED TAX (Statewide): = $0.70 per $100 (or fraction) of FULL PURCHASE PRICE (Miami-Dade non-SFR: $0.60 per $100 + $0.45 surtax) * Paid by SELLER unless agreed otherwise PROMISSORY NOTE TAX: = $0.35 per $100 (or fraction) on ALL notes (NEW + ASSUMED) * Paid by BUYER INTANGIBLE TAX: = $0.002 per $1.00 ($2.00 per $1,000) on NEW MORTGAGES ONLY * ASSUMED MORTGAGES ARE EXEMPT FROM INTANGIBLE TAX! * Paid by BUYER
2. Escrow Accounting Timelines & MALE Settlement
ESCROW DEPOSIT TIMELINES:
- Sales associate to Broker: By end of NEXT business day
- Broker to Escrow Account: By end of 3RD business day
* Day received = Day 0
CONFLICTING DEMANDS (MALE):
- 15 business days: Notify FREC in writing
- 30 business days: Implement 1 of 4 settlement procedures:
M - Mediation (90 days to settle)
A - Arbitration (binding third-party decision)
L - Litigation (Bill of Interpleader if broker claims no $,
Declaratory Decree if broker claims $)
E - Escrow Disbursement Order (EDO from FREC)3. Brokerage Relationship Duties (F.S. 475.278)
DUAL AGENCY IS ILLEGAL IN FLORIDA!
1. NO BROKERAGE RELATIONSHIP (3 Duties = ADD):
- Account for all funds
- Disclose all known material defects
- Deal honestly and fairly
2. TRANSACTION BROKER (Default / Presumed):
- 3 ADD duties + 4 duties = 7 total:
* Use skill, care, and diligence
* Present all offers and counteroffers
* Limited confidentiality
* Additional agreed duties
3. SINGLE AGENT (Full Fiduciary = COLD SC):
- Confidentiality (forever)
- Obedience
- Loyalty
- Disclosure (full disclosure)
- Skill, care, diligence
- Accounting4. Government Survey System & Valuation Formulas
GOVERNMENT SURVEY SYSTEM:
- 1 Township = 6 miles × 6 miles = 36 square miles
- 1 Township = 36 sections
- 1 Section = 1 square mile = 640 acres = 5,280 ft × 5,280 ft
- 1 Acre = 43,560 square feet
- Legal Description Acreage Calculation:
e.g., N 1/2 of NE 1/4 of SE 1/4:
640 / 2 / 4 / 4 = 20 acres
VALUATION FORMULAS:
- IRV: Income (NOI) = Rate (Cap) × Value
* Value = NOI / Capitalization Rate
* Cap Rate = NOI / Value
- GRM: Price / Gross Monthly Rent
- GIM: Price / Gross Annual IncomeReady to Begin Your Florida Real Estate Journey?
Start your prep with our comprehensive 100-question practice simulator or explore our modular 18-lesson curriculum: