Making an Offer on a Florida Home in 2026: What Buyers in Sarasota, Manatee, and Charlotte Counties Need to Know

You have found a home that feels right. Now comes the part that makes most buyers uncomfortable: writing an offer. If you have not made an offer on a Florida home before, the process has its own rhythm — the contract forms, the timelines, the earnest money, and the contingencies all follow Florida-specific rules. Here is what to expect, step by step.

How do I decide what to offer?

The first question is always about price, and the answer starts with data, not instinct. Before writing an offer, we look at comparable sales — homes that have actually closed in the same neighborhood recently, with similar size, condition, and features. We also factor in how long the home has been on the market, whether the seller has already reduced the price, and what similar active listings are competing with this one for buyers.

In the current 2026 market across Sarasota, Manatee, and Charlotte Counties, homes are spending more time on the market than they did a year ago. Days on market average 75 days in Sarasota County and roughly 72 to 94 days in Manatee County. That gives buyers more room to negotiate than in the hot market of 2021 through 2023. Sellers are generally more receptive to reasonable offers, especially when a home has been listed for more than 60 days.

What is earnest money, and how much do I need?

Earnest money is a deposit you make when your offer is accepted, held in escrow by a title company or the broker's trust account. It shows the seller you are serious. In the Sarasota area, earnest money typically runs 1 to 3 percent of the purchase price. On a $500,000 home, that means $5,000 to $15,000 due within three business days of the effective contract date.

The money sits in escrow throughout the transaction. As long as you follow the terms of the contract — particularly during the inspection period, where you have the unilateral right to cancel — your earnest money is fully refundable if you need to walk away. It is not at risk unless you cancel outside your contingency windows or default on the contract.

What contingencies protect me as a buyer?

The standard Florida "AS IS" Residential Contract for Sale and Purchase gives buyers several layers of protection. The most important is the inspection period, typically 10 to 15 calendar days. During this window, you can have the home inspected by licensed professionals, review the findings, and decide whether to move forward or cancel for any reason with a full refund of your earnest money. This is your most powerful protection.

Additional contingencies include financing — typically a 30-day period to secure your loan commitment — and appraisal, which is tied to your financing timeline. If the home appraises below the purchase price and the seller will not negotiate, your financing contingency protects you from being forced to make up the difference out of pocket. There is also a title contingency to ensure the property has clear title with no liens or encumbrances.

For a closer look at what smart buyers investigate before writing an offer — flood zones, zoning, HOA rules, noise, and neighborhood factors — my article on what else you are buying when you buy a home covers the due diligence that happens before the offer stage.

What is the timeline from offer to closing?

A typical timeline runs 30 to 45 days from accepted offer to closing. Here is how it usually unfolds:

Days 1 to 3: Deliver earnest money to escrow. Begin your due diligence — order inspections, review HOA documents, check flood zone status.

Days 4 to 15: Complete inspections. Negotiate any repairs or credits with the seller. If the inspection reveals issues you cannot live with, you can cancel and recover your earnest money.

Days 15 to 30: Your lender orders the appraisal and finalizes underwriting. The title company begins a title search to confirm clear ownership.

Days 30 to 45: Receive the closing disclosure (at least three business days before closing), complete a final walkthrough, and attend closing to sign documents and receive the keys.

That timeline can stretch or compress depending on the complexity of the transaction, the type of financing, and whether any issues surface during inspections or appraisal.

What does "AS IS" mean in a Florida contract?

The standard Florida contract says the property is being sold "AS IS," which means the seller is not agreeing to make repairs. That does not mean you cannot ask for repairs or credits based on inspection findings — you absolutely can, and most sellers are willing to negotiate — but they are not obligated to fix anything.

The AS IS contract works in the buyer's favor during the inspection period because you have a clear window to investigate everything and decide if the home is worth the price in its current condition. If the inspection reveals a roof that needs replacing or an AC system at the end of its life, you can negotiate a credit or walk away. For a detailed look at what Florida home inspections typically reveal, my guide to what a home inspection actually reveals about Florida homes covers the most common findings.

What about condo purchases — is the offer process different?

Buying a condo follows the same basic offer structure, but the inspection period takes on added importance because you need time to review the condo association's financial health. Key documents to review include the reserve study, the most recent financial statements, and the association's meeting minutes. With Florida's new structural integrity reserve study requirements (SB 4-D), it is more important than ever to confirm the building is well-funded and free of looming special assessments.

If you are considering a condo, my due diligence checklist for condo buyers covers the specific questions to ask before you make an offer.

What does a buyer's agent do during the offer process?

Your buyer's agent manages the entire offer and negotiation process on your behalf. That includes researching comparable sales to arrive at a sound offer price, preparing the contract documents, negotiating with the seller's agent on price and terms, coordinating the inspection and appraisal timelines, and translating every document and deadline into plain language so you know exactly what is happening and when.

In 2026, with the new buyer broker mandate requiring written representation agreements before touring homes, having an experienced agent from the start is more important than ever. I walk every buyer through the process from first conversation to closing, so nothing is left to guesswork.

Making an offer on a home is a significant step, but it does not need to be intimidating. With a clear understanding of the process and an experienced agent guiding you, the path from offer to closing is straightforward. If you are considering a purchase in Sarasota, Manatee, or Charlotte Counties and would like to talk through what an offer might look like for the home you have in mind, I would be glad to help.

You can reach me at (941) 724-2587 or schedule a conversation. I'm Kim Donahue, REALTOR® with Medway Realty — license SL3352997 — and I help buyers across Sarasota, Manatee, and Charlotte Counties find the right home and navigate the offer process with confidence.