SELLING IN FLORIDA
Complete compliance guide for selling your home in Florida. Meydomo handles all state-specific requirements, MLS compliance, and legal disclosures.
Licensed Transaction Broker under FS 475.278
Last updated November 10, 2025
Agent always available. $199 today, $999 at closing—no 6% surprises.
Licensed Qualifying Broker Supervision
Every Meydomo transaction in Florida operates under the supervision of a licensed Qualifying Broker who ensures full regulatory compliance:
- • Daily: Review all new listings, price changes, and advertising
- • Weekly: Audit 10% of active files for compliance
- • Monthly: Reconcile trust accounts and verify licenses
- • 24/7 Escalation: Call (448) 408-1873 and press 9 for direct Broker access
- • Coverage: E&O insurance on every transaction
AI handles the volume. Broker ensures compliance. You get both for $199 + $999.
Quick Summary
Florida Flat-Fee MLS Quick Facts:
- • Service: Licensed Transaction Broker (FS 475.278) - limited representation, not full fiduciary
- • Cost: $199 upfront + $999 at closing vs. $15,000-$30,000 traditional (save $13K-$28K)
- • Required Disclosures: Brokerage relationship, radon warning, lead paint (pre-1978), material defects
- • Market: Median home price ~$400K, average DOM 45-60 days, 2-3% buyer agent typical
- • MLS Coverage: All Florida MLSs including Stellar MLS, Miami MLS, MFRMLS
Florida Market Insights & Trends (2024-2025)
Current Market Data
- • Median home price: ~$420,000 statewide (early 2025)
- • Year-over-year growth: +4.8%
- • Strong demand from out-of-state buyers and retirees
- • Miami-Dade and Broward county markets remain highly competitive
- • Central Florida showing fastest appreciation rates
Florida Transaction Broker Notice
FS 475.278"It is presumed that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing, with a customer."
As your Transaction Broker, Meydomo provides limited representation with these statutory duties:
- Deal honestly and fairly with all parties
- Account for all funds entrusted to the licensee
- Use skill, care, and diligence in the transaction
- Disclose all known facts that materially affect property value
- Present all offers and counteroffers in a timely manner
- Maintain confidentiality as required by law
⚠️ Important: Transaction brokers do NOT provide the full fiduciary duties of a single agent. We facilitate the transaction with limited representation, dealing fairly with all parties rather than advocating exclusively for one side.
Florida Real Estate Overview
Florida is a title/escrow state with multiple regional MLS systems. Known for its "Sunshine Law" requiring extensive public disclosure, Florida has specific requirements for condominiums and homeowner associations.
Federal Compliance Checklist
Lead-Based Paint Hazard Disclosure
Federal law (Residential Lead-Based Paint Hazard Reduction Act of 1992) requires sellers of homes built before 1978 to disclose any known lead-based paint or lead hazards and provide buyers with the EPA’s lead hazard information pamphlet. Buyers must also be given a 10-day opportunity to conduct a lead paint inspection or waive that right.
Fair Housing Act (No Discriminatory Advertising)
Under the federal Fair Housing Act, sellers (and their agents) must not publish any advertisement for the listing that expresses a discriminatory preference based on protected classes (e.g. race, color, religion, sex, disability, familial status, or national origin). For example, statements such as 'no children' or other exclusions in home listings are unlawful.
State-Level Rules Sellers Must Follow
Brokerage Relationship Disclosure (FS 475.278)
Florida presumes a Transaction Broker relationship unless otherwise established in writing. Under FS 475.278, Transaction Brokers provide limited representation: deal honestly and fairly, present offers, account for funds, use skill/care/diligence, and disclose known material facts. Transaction Brokers do not provide undivided fiduciary loyalty as a single agent would. If a customer previously signed a Single Agent agreement and wants to switch to Transaction Broker, Florida law requires a written 'Consent to Transition to Transaction Broker.' Because Meydomo begins as a Transaction Broker, no transition is needed.
Disclosure of Latent Defects (Johnson v. Davis)
Florida does not require a specific seller disclosure form by statute; however, under Florida case law (Johnson v. Davis) sellers have a duty to disclose to buyers any latent material defects that they know about and that are not readily observable. This means if a seller is aware of a hidden problem (e.g., a roof leak that isn't obvious), they must inform the buyer.
Radon Gas Warning Notice
Florida Statute §404.056(5) requires specific radon gas warning language to be included in real estate contracts. The statutory warning informs buyers that radon is a naturally occurring radioactive gas that, when accumulated in sufficient quantities, may present health risks. This warning must appear in the contract documents.
Escrow Deposit Handling (Trust Account Rules)
Florida brokers must maintain earnest money deposits in an escrow or trust account as required by Florida Administrative Code Rule 61J2-14.012. Deposits must be placed in the account within three business days of receipt (unless the contract specifies otherwise). Brokers must maintain detailed records and perform monthly reconciliation. Interest on deposits is not required unless specifically agreed upon.
County & City Considerations
Local Requirements
In Florida, most disclosure obligations are governed by state law and common law. There are no additional local disclosure forms mandated for sellers. (Local governments mostly influence permitting and code compliance; for example, some counties or cities may require sellers to bring septic systems up to code or repair open permits before closing, but these are not disclosures to the buyer so much as conditions to close.)
Seller Disclosure Requirements
What sellers must disclose in Florida:
- Florida Statutes Chapter 475 governs real estate disclosures
- Known defects and material facts must be disclosed
- Extensive condominium and HOA document disclosure required
- Lead-based paint disclosure required for pre-1978 homes
- Sinkholes and flooding history disclosure where applicable
MLS Rules & Listing Logistics
MLS and Realtor Requirements
Florida properties are listed on regional MLS systems (such as Stellar MLS, Beaches MLS, etc.). A signed listing agreement is required by Florida real estate regulations before advertising a property (this includes MLS listing). MLS rules in Florida implement the Clear Cooperation policy (1 business day rule for public marketing) and require timely status updates (like marking a listing Pending when under contract). Photos are required (some MLSs require at least one exterior photo). The MLS will sanction listings that contain prohibited content (for instance, any remark violating Fair Housing or naming a protected group).
How Much Equity You Keep on a $420,000 Sale
Every seller sees the math before launch. We assume a $12,600 buyer-agent incentive (3%) across all options so you can compare apples-to-apples with “flat fee” services that tack on a percentage at closing.
| Option | Upfront Fees | Due at Closing | Total Listing Cost | Buyer Agent (3%) | Total Listing & Selling Costs | Savings vs 6% |
|---|---|---|---|---|---|---|
| Meydomo Flat-Fee MLS1 | $199 | $999 | $1,198 | $12,600 | $13,798 | $11,402 |
| Housecoin “Flat Fee”2 | $0 | $4,200 | $4,200 | $12,600 | $16,800 | $8,400 |
| Houzeo Silver Plan3 | $249 | $2,100 | $2,349 | $12,600 | $14,949 | $10,251 |
| Traditional 6% Agent4 | $0 | $12,600 | $12,600 | $12,600 | $25,200 | — |
* Buyer-agent line assumes a 3% incentive across every scenario. Sellers can set Meydomo buyer-agent payouts anywhere from 2% to 3%.
1 Meydomo pricing: $199 to launch, $999 at close. Buyer-agent incentives remain optional.
2 Housecoin advertises no upfront cost but charges 1% of sale price at close (marketed as “flat fee”).
3 Houzeo Silver plan: $249 list fee plus 0.5% at close, subject to $999 minimum (houzeo.com/pricing).
4 Traditional listing assumed 3% listing-side commission and 3% buyer-agent commission (typical 6% split).
Disclosures & Required Notices (Florida)
Florida uses a mix of statute, administrative rule, and case law. Here are the core items you'll see in a typical sale—download the complete pack for templates and exact language.
| Document | Purpose |
|---|---|
| Brokerage Relationship Summary (FS 475.278) | 1-page explainer of Transaction Broker status (not required, but provides clarity) |
| No Brokerage Relationship Notice | For situations where you interact with non-customers (legal requirement when applicable) |
| Single Agent Notice | Only if you ever establish single agency |
| Consent to Transition to Transaction Broker | Only if transitioning from single agency |
| Radon Gas Warning Notice | Statutory warning language (add to contract docs) |
| Lead-Based Paint (pre-1978) | Federal pamphlet + disclosure |
| Escrow Handling Summary | Earnest money timelines & trust-account rules |
Get the Florida Disclosures Pack
Download all required Florida disclosure forms, templates, and compliance checklists in one convenient package.
Download Florida Pack →Florida Seller FAQ & Brokerage Relationships
How does Meydomo's $999 service work for sellers in Florida?
We handle MLS entry, buyer-agent coordination, disclosures, and closing support under the supervision of a licensed Qualifying Broker. You pay $199 today and $999 when the deal closes—no percentage commission. Every transaction includes daily Broker review, weekly file audits, and professional oversight.
Who supervises the AI agents in Florida?
Our licensed Qualifying Broker maintains non-delegable supervisory responsibility for all transactions. The Broker performs daily reviews of new listings and price changes, weekly audits of active files (minimum 10%), monthly trust account reconciliation, and immediate intervention for complex situations. This ensures full compliance with state real estate laws.
Can I still offer buyer-agent commission in Florida?
Yes. You decide what to offer buyer agents (often 2–3%). Meydomo publishes it in the MLS and we show how it affects your net in the cost table and calculator. Our Broker reviews all commission structures for compliance.
What happens when an agent calls from Florida?
Our AI agents answer inbound calls instantly with licensed Qualifying Broker oversight, qualify buyers, and route serious inquiries to you or your transaction coordinator so you never miss momentum. The Broker monitors all interactions for compliance and intervenes when professional judgment is needed.
Can I get compliance help with Florida disclosures?
Yes. We walk you through every required form, double-check timelines, and keep a shared checklist so nothing slips through state or MLS rules. Our Qualifying Broker reviews all disclosures before publication to ensure legal compliance.
How can I reach the Qualifying Broker directly?
Direct Broker escalation is available 24/7. Call (448) 408-1873 and press 9 for priority routing, or email broker-escalation@meydomo.com. Response time is within 4 hours for urgent matters, 24 hours for general concerns. The Broker handles complex negotiations, regulatory issues, and any situation requiring professional real estate judgment.
Is Meydomo my Transaction Broker by default in Florida?
Yes. Florida law presumes transaction brokerage unless single-agent or no-brokerage is established in writing.
Do I need to sign anything to be a Transaction Broker?
No - transaction broker is the default; disclosures are required when you are in single agent or no brokerage roles.
What duties does a Transaction Broker owe?
Deal honestly and fairly, account for funds, use skill/care/diligence, disclose material facts, and timely present offers and counteroffers.
Why is there a "Consent to Transition to Transaction Broker" form?
It's only required to switch from Single Agent → Transaction Broker; it's a consent, not just a notice.
Where is the Radon Warning used?
In contract documents—Florida requires specific warning language.
Tools to Plan Your Florida Sale
Commission Savings Calculator
See the exact dollars you keep in Florida: $11,000-$24,000 savings vs traditional $12,000-$25,000 commissions.
Launch tool →Offer Comparison Grid
Line up every Florida offer and see which terms actually deliver the highest net.
Launch tool →Closing Timeline Planner
Map every disclosure, inspection, and funding deadline required in Florida.
Launch tool →Commission Savings in Florida
Compare a traditional 6% listing with Meydomo's $199 upfront + $999 at closing. Adjust the buyer-agent incentive to match your plan.
Enter a sale price and commission assumptions to see the dollar impact of Meydomo's flat fee.
Closing Timeline Generator
Timeline automation ships in Phase 2. Beta testers get first access when we roll out inspection, financing, and escrow countdowns.
Explore the toolCities We Serve in Florida
Meydomo provides comprehensive MLS coverage and compliance expertise across all major population centers in Florida.
Rank #1
Jacksonville
Estimated population: 856,616
Rank #2
Miami
Estimated population: 432,622
Rank #3
Tampa
Estimated population: 361,477
Rank #4
Orlando
Estimated population: 263,306
Rank #5
St. Petersburg
Estimated population: 253,585
Rank #6
Hialeah
Estimated population: 235,626
Don't see your city listed?
We serve every community in Florida.
Call (448) 408-1873 and we’ll assemble the right local team.
Our Florida Broker Network
Meydomo partners with experienced Florida brokers who understand the complex HOA and condominium disclosure requirements.
Ready to sell in Florida?
Now that you know the requirements, start your $999 flat-fee listing and keep more of your equity.
Start for $199 (pay $999 at closing)