Making an Offer on a Home in Northeast Florida
Making an offer on the First Coast is not just about choosing a number and hoping for the best. Northeast Florida uses specific contract language, local customs, and timelines that differ from much of the country. Understanding those mechanics before you write an offer can prevent costly surprises later.
This guide walks through how offers typically work in Jacksonville, Clay County, and St. Johns County—using the norms buyers actually encounter in real transactions.
The Contract Used in Northeast Florida
Most resale transactions in Northeast Florida use the standard NEFAR (Northeast Florida Association of Realtors) Residential Contract. While it shares similarities with contracts used elsewhere in Florida, there are important local expectations around timelines, deposits, and inspections that buyers should understand upfront.
In practice, nearly all resale homes are sold using an “As-Is” contract. This does not mean the buyer accepts the home without protections—it means the buyer is given a defined inspection period to fully evaluate the property and decide whether to move forward.
Binder Deposit: How Much and When It’s Due
In Northeast Florida, earnest money is commonly referred to as the Binder Deposit. This is the deposit that accompanies your offer and signals intent to perform under the contract.
A typical binder amount is 1% to 2% of the purchase price, though this can vary depending on price point and competition. The binder is usually due within three days of offer acceptance and is held by the Title Company or Real Estate Attorney handling the closing.
If the buyer exits the contract within the inspection period under the terms of the contract, the binder is typically refundable.
The Inspection Period: Your “Free Look” Window
Under the As-Is contract, buyers are given an inspection period—most commonly 7 to 10 days—to conduct inspections and evaluate the property.
During this window, buyers can cancel the contract for any reason. Inspections in Northeast Florida are less about negotiating cosmetic items and more about confirming the home makes sense to move forward with.
In addition to the general home inspection, it is standard practice in Northeast Florida to order a WDO (Wood Destroying Organism) Report. This separate inspection checks for termites, beetles, and wood rot—issues that are common in Florida’s humid climate and often required by lenders, especially for VA and FHA loans.
Financing and Loan Approval Timelines
If you are financing the purchase, the contract will include a loan approval period. In Northeast Florida, this is commonly set at 30 days, though it can be shorter or longer depending on the situation.
This timeline gives the lender time to underwrite the loan and issue approval. If financing is not approved within the stated period, the buyer may have the option to cancel under the financing contingency.
What Happens if the Appraisal Comes in Low
If the appraisal comes in below the contract price, the buyer and seller must decide how to proceed. Options can include renegotiating the price, the buyer bringing additional funds to closing, or canceling under the appraisal contingency if one exists.
In competitive First Coast markets, buyers sometimes waive appraisal contingencies—but doing so increases financial risk and should be considered carefully.
Who Pays for Title Insurance in Northeast Florida
This is one of the most location-specific aspects of a Florida transaction.
In Duval County and Clay County, it is customary for the seller to pay for the owner’s title insurance policy. In St. Johns County—especially in new construction or highly competitive situations—the buyer is more often asked to pay for title.
This is not a legal requirement, but a local custom that can influence offer competitiveness and closing costs.
Insurance, Roof Age, and the 4-Point Inspection
Insurance is a critical part of offer strategy in Florida. Before making an offer, buyers should pay close attention to the age and condition of the roof.
Many insurance carriers in Florida become hesitant once a roof reaches 15 years or older, even if it is still functional. Buyers may be required to obtain a 4-Point Inspection covering the roof, electrical, plumbing, and HVAC systems.
If insurance cannot be secured, financing may fall apart. For this reason, roof age and insurability should be evaluated early—sometimes even before submitting an offer.
Strategies in Multiple-Offer Situations
In competitive First Coast neighborhoods, multiple-offer situations do occur. Common strategies buyers use include:
- Increasing the binder deposit to strengthen the offer
- Shortening the inspection period from 10 days to 7 days
- Using escalation clauses carefully
- Offering flexibility on closing date or possession
- Covering specific seller closing costs instead of increasing price
The goal is not to remove all protections, but to reduce uncertainty for the seller while staying within your personal risk tolerance.
From Offer Acceptance to Under Contract
Once an offer is accepted, the transaction moves into the under-contract phase. This includes inspections, appraisal, insurance coordination, and final loan approval.
Understanding these steps ahead of time helps buyers avoid surprises and make informed decisions at each milestone.
Getting Help When the Details Matter
Some buyers are comfortable reviewing contract terms independently. Others prefer guidance when navigating local norms, insurance hurdles, or competitive situations.
When you choose to involve professional support, licensed real estate professionals working locally on the First Coast can help interpret NEFAR contract terms, evaluate risk trade-offs, and structure offers that reflect both the market and your priorities.
Making an Offer with Clarity
The strongest offers in Northeast Florida are not always the highest—they are the clearest. Buyers who understand binder requirements, inspection timelines, local customs, and insurance realities are better positioned to move forward confidently.
Home904.com exists to help you reach that point—so when you’re ready to make an offer, you’re doing it with understanding rather than guesswork.
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