Navigating Florida Home Buying in 2026:

Top 10 Key Points

This isn’t your daddy’s home-buying advice.

Prior to August 2024, many Florida homebuyers assumed they could call any listing agent, tour homes freely, and have the seller automatically cover buyer agent compensation—without much discussion of representation or fees. The National Association of Realtors (NAR) settlement changed that landscape, ending automatic seller-paid buyer broker fees in MLS listings and demanding far more upfront transparency.

But here’s what most generic “Top 10 Home Buying Tips” lists still miss in 2026: the real shifts in Florida’s rules go beyond the basics (pre-approval, credit checks, etc.). Many buyers—and even some agents—aren’t fully dialed in on the post-2024 realities: buyer compensation is no longer assumed, written agreements are required before services start, transaction brokerage is the default (limited and neutral) unless single agency is specified in writing, and dual agency has been prohibited in Florida for decades (since 1997).

We’ve compiled this no-fluff Top 10 focused squarely on today’s landscape to cut through the confusion. These are the points savvy buyers need to memorize and agents should master—because knowledge here directly impacts your leverage, protection, and bottom line. If you’re shopping in Florida’s current market, this is the guide that matters.

Important Points to Memorize:

1. A buyer’s broker compensation is no longer automatically included in the purchase price of a home.
2. A Florida agent IS NOT legally able to represent both a buyer and a seller (dual agency has been prohibited in Florida for decades under Florida Statute §475.278).
3. A Florida agent IS able to work a transaction for both a buyer and a seller without representing them (this is transaction brokerage—limited, neutral facilitation).
4. A Florida buyer OR seller may be represented by a brokerage who does not represent the other party (this is called Single Agency or Fiduciary Representation).
5. If single agency representation is desired (full fiduciary duties to the buyer only), it must be agreed to in writing (signed by the buyer) before the agent or brokerage begins providing services, such as showing homes (Florida Statute §475.278).
6. A buyer who calls a seller’s listing agent to see their home should still be presented with the facts of the duties that the brokerage has to them as a buyer before showing them the property. That list of duties is still an agreement that needs to be signed by all parties for confirmation, transparency, and legal protection.
7. Buyers will need to agree to a fee structure with their brokerage prior to engaging services (such as touring homes), including clear disclosure of compensation terms.
8. Negotiating a credit from the sellers to cover all or a portion of the buyer agent’s fees is a legal and common practice in real estate contracts.
9. It can be financially beneficial for a buyer to offer less for a home and pay their brokerage fees directly.
10. All fees and compensation in a home sale are paid for with the money or mortgage that a buyer brings to the closing table.

Closing Statement:

The post-2024 changes (building on Florida’s long-standing rules) put more control—and responsibility—in buyers’ hands. By understanding these points, you can shop smarter, negotiate effectively, and secure the representation that best fits your needs. Commissions are set by each brokerage (like any service business) and are often best addressed through overall deal terms, such as purchase price adjustments or seller credits. Always review agreements carefully, ask questions, and consider consulting professionals. Knowledge is your biggest advantage in today’s Florida real estate market—happy house hunting! (Questions about how these apply to you? Feel free to reach out.)

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Steve Martin Smith is the Broker/Owner of Slice of Florida Realty and Host of the globally downloaded Real Estate Agent Man Podcast

(941) 894-9800