How to Qualify & Work With a Land Buyer (Florida)

How to Qualify & Work With a Land Buyer (Florida)

 


🏡 How to Qualify & Work With a Land Buyer (Florida)

Glass Realty Agent Training – simplified, step-by-step


Overview


This guide serves as one structured way to approach working with a land buyer in Florida.
Because every parcel, county, and buyer’s goal can differ, this isn’t a one-size-fits-all script — it’s a roadmap. Agents should use these steps to qualify their client, educate them on the process, and confidently navigate from first conversation through closing.

💡 Important:

  • No Transaction Coordinator is provided for land deals. Agents handle their own file management and compliance.

  • This reduces your transaction fee to $250.

  • These steps are a help guide only and do not substitute for reading the full FAR/BAR Vacant Land Contract or consulting the Florida Realtors Legal Hotline for legal questions.

📞 Florida Realtors Legal Hotline:
(407) 438-1409 — available Monday through Friday, 9:00 AM–5:00 PM EST.
Be prepared to provide your Florida real estate license number when calling.


Before You Get Started


Before searching for land or discussing properties, make sure your paperwork and expectations are set. This step not only protects your time — it sets the tone for a professional, exclusive working relationship.

Buyer Broker Agreement

The Buyer Broker Agreement is the foundation of every buyer relationship. It outlines the duties, compensation, and loyalty expected between you and your client.

It clarifies that:

  • You represent the buyer’s best interests in locating and negotiating property.

  • You’ll be compensated per the terms of the agreement (whether by MLS-offered co-op or by the buyer directly if necessary).

  • The buyer agrees to work exclusively with you during the term of the agreement.

  • The most common form of representation in Florida is Transaction Broker, which provides limited representation to both parties while maintaining honesty, fairness, and confidentiality.

An executed and uploaded Buyer/Broker Agreement is a requirement, not an option.
This protects both you and the client, ensures compliance with NAR’s cooperative compensation rules, and allows you to legally advocate for their interests.

You’re not asking for a favor — you’re setting a professional standard. Having the agreement signed up front communicates that your time, knowledge, and expertise have value, and it creates a clear framework for representation.

Agent Tip:

“Before I start researching parcels or reaching out to listing agents, I’ll send over our Buyer Broker Agreement. It simply confirms that I represent you and allows me to start working right away on your behalf.”


Other Pre-Work Essentials

Before beginning property searches or submitting offers, always have:

  • A signed Buyer Broker Agreement (exclusive or non-exclusive)

  • Proof of Funds (for cash buyers) or Pre-Approval Letter (for land/construction financing)

    • Tip: Ask buyers to black out all account numbers before sending proof of funds for privacy.

  • Photo ID* for compliance and file records

  • Buyer Information Sheet (optional but helps gather budget, location, and intended use)

Photo ID is optional, but strongly encouraged for internal compliance and to assist title companies if needed.


1) Qualify the Buyer


  • Goal: build, hold/invest, farm, subdivide, or commercial?

  • Budget & funding: cash vs land/construction loan; show POF or talk to a land-friendly lender.

  • Timing: buy-and-build now or buy/hold?

  • Team: do they have a builder/engineer yet?

Script:

“So we pick the right parcels, what’s the plan for this land in the next 12–24 months?”


2) Set Expectations


  • Not every parcel is buildable; zoning, flood, wetlands, and utilities matter.

  • Due diligence is heavier: survey, title, soil/geo, environmental, utilities, permits.

  • Timelines can be longer; county responses drive speed.

  • Costs to flag: clearing, fill dirt, well/septic, impact fees, driveways, utility taps.

Agent Tip:

“Land sales move differently than homes — we’ll need to verify a few extra things like zoning, utilities, and soil before we’re ready to close.”


3) Find & Pre-Screen Parcels


  • Login and go to MLS + County GIS + Property Appraiser. This will allow you to verify zoning, lot size, ownership, taxes.

  • Add notes to each candidate: “RS-2 single family; city water at street; septic; flood X; no HOA.”

  • You will need to verify the following items: FEMA flood, FDEP/wetlands, access (no landlocked), easements/ROW, HOA/deed rules. (See below)
  • 🏡 Florida Land & Lot Due Diligence Quick Guide

    🌀 Flood Zone (FEMA)

    Check: msc.fema.gov
    Call: 1-877-336-2627
    Use FEMA’s map to see if the property is in a flood zone (X, AE, VE). Print the map (FIRMette) for your file.


    🌿 Wetlands / FDEP

    Check: geodata.dep.state.fl.us
    Call: FDEP Southeast District (561) 681-6600
    Also review sfwmd.gov for possible environmental or drainage restrictions.


    🚗 Access / Landlocked Parcels

    Check: pbcgov.org/papa (Property Appraiser Map)
    Call: Palm Beach County Engineering & Public Works (561) 684-4000
    Make sure the parcel touches a public road or has a recorded easement.


    📜 Easements / Right-of-Way

    Check: officialrecords.mypalmbeachclerk.com
    Call: Clerk & Comptroller (561) 355-2991
    Search the owner’s name or legal description for recorded easements, utilities, or restrictions.


    🏘️ HOA / Deed Restrictions

    1. First, ask the listing agent for:

      • HOA docs, rules & regulations, bylaws, architectural guidelines, and any HOA application.

    2. Then verify:


     

Agent Tip:

“When you send land listings to your client, always include what you’ve confirmed — zoning, access, and nearby utilities. It instantly builds trust.”


4) Writing the Offer (Vacant Land Contract Essentials)


Use the FAR/BAR Vacant Land Contract and drive the timelines.

A. Deal Setup

  • Correct form: FAR/BAR Vacant Land, not Residential or “AS IS.”

  • IMAPP: Use IMAPP (under MLS tabs) to confirm the seller’s name(s), parcel ID, and legal description before drafting.

  • Parties & property: Copy names exactly as in IMAPP; attach the legal description as an addendum if long.

B. Escrow / Closing Agent

  • Ask the listing agent which closing agent/title company the seller plans to use.

    • If the seller selects title, list their company as the escrow agent.

    • If the buyer selects title, use their chosen title company.

  • Price & Deposit: Typical EMD 3–5%, due within 3 days of the Effective Date, held by title/attorney (never by agent).

    • Reminder: Everything in real estate is negotiable — deposit amounts, feasibility periods, and who pays title fees are all negotiable.

  • Funding:

    • Cash → include proof of funds.

    • Financing → specify loan type (land or construction-to-perm) and include financing contingency with approval deadline.

C. Effective Date

The Effective Date begins when all parties have signed and are in receipt of the fully executed contract.
Tip: Always confirm with the listing agent that they’ve received the executed contract so all timelines start accurately.

D. Contingencies

Contingencies protect the buyer by allowing time to verify that the property meets their intended use.
It’s the agent’s responsibility to manage all deadlines and never let them expire without written approval from the buyer.

Common contingencies include:

  • Feasibility / Due Diligence – zoning, utilities, soils, survey, environmental.

  • Title & Survey Review – ensure clear ownership and review easements.

  • Financing – subject to loan approval.

  • Permitting/Zoning – confirmation of allowable use.

Example Clause:

“Buyer’s obligations are contingent on Buyer’s satisfaction, in Buyer’s sole discretion, with all feasibility studies during the Inspection Period (zoning, utilities, environmental, survey, soils, and related approvals).”

E. Timelines (Typical Ranges)

  • Effective Date = last signed and received by all parties.

  • Deposit due: within 3 calendar days.

  • Inspection / Feasibility period: 30–60 days (up to 90 if rezoning/permits needed).

  • Title evidence & survey: request within 10–15 days.

  • Closing: typically 30–60 days after Effective Date.

F. Costs, Title, & Who Pays What

  • Customary title charges vary by county (Tri-County → Seller pays; many others → Buyer pays).

  • Specify who selects the closing agent and who pays title, survey, doc stamps, and recording fees.

G. Addenda to Attach

Attach addenda relevant to your deal:

  • Extended Legal Description – full legal data from IMAPP or title.

  • Feasibility Study Rider – defines inspection/termination terms.

  • Financing Addendum – outlines loan contingency.

  • HOA/Community Disclosure – required if property within association.

  • CCCL or Flood Disclosure – if near coast or flood-prone.

  • Compensation Agreement – outlines commission payment terms.


5) After Acceptance


Once under contract:

  1. Immediately send the fully executed contract to:

    • The closing/title agency (confirm receipt)

    • The buyer’s lender (if applicable)

    • Broker compliance

  2. Assist your buyer in scheduling and coordinating all testing, inspections, or reports required (survey, soil, septic, environmental, etc.) to confirm they can use the land as intended.

  3. Update your transaction file in BoldTrail Back Office:

    • Select the Land Checklist, and add HOA Checklist if applicable.

    • Upload the executed contract and supporting documents.

    • If you haven’t already, watch the Agent Training Video on the BoldTrail Dashboard — it shows exactly how to set up and submit your file for review.

Pro Tip:

Don’t assume anyone else is distributing the contract — always verify that title and lender have received it, and that your BoldTrail file is updated and complete.


6) Email Example – Timeline & Key Contacts


Subject: [Property Address] – Key Contacts & Timeline

Hi [Listing Agent’s Name],

Great working with you! Here’s a quick summary so we’re all on the same page:

Effective Date: [insert date]
Inspection/Feasibility Period Ends: [insert date]
Closing Date: [insert date]
Escrow/Title Company: [insert name, contact, email]
Buyer’s Lender (if applicable): [name, contact]

Please copy me on anything sent to the buyer or title so I can help coordinate.

Thanks again and looking forward to a smooth closing!

– [Your Name], Glass Realty
[Phone / Email]


7) NAR/FREC Compliance – Confirm Compensation


Before preparing an offer:

  • Confirm who is paying the buyer-agent commission — seller or buyer.

  • Review the MLS co-op offer and obtain a written compensation agreement if off-MLS.

  • Use the correct Florida Realtors Compensation Form (found in the FAR folder):

    • Compensation Agreement – Seller to Buyer’s Broker

    • Compensation Agreement – Seller’s Broker to Buyer’s Broker

    • Compensation Agreement – Buyer to Buyer’s Broker
      Upload signed copies to your BoldTrail file for compliance.


8) Close Cleanly (and Set Up the Next Deal)


  • Review ALTA/CD; confirm title policy, recorded deed, and survey are in the buyer’s file.

  • Transfer utilities/taxes/assessments per contract.

  • Remind buyers about Homestead Exemption (apply by March 1 of the next year).

  • Post-close: introduce builder/engineer and follow up when they begin development.


Quick Agent Scripts


Setting representation:

“Our Buyer Broker Agreement just formalizes that I’m representing you — it allows me to start working with listing agents and verifying parcels on your behalf.”

Expectation setting:

“Land deals take more homework than homes. We’ll verify zoning, utilities, survey, and any environmental items before you’re locked in.”

Feasibility reminder:

“We’re three days from the feasibility deadline. Do you want to approve and move forward, or cancel and get your deposit back?”


 

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