As a real estate attorney and former Florida Realtor with over 12 years of experience drafting and reviewing thousands of purchase agreements, I’ve helped hundreds of buyers, sellers, and FSBO (for sale by owner) clients close smoothly using the correct Florida residential contract for sale and purchase. One of the most searched documents online remains the Florida As Is real estate contract PDF — especially the popular FAR/BAR “As-Is” version jointly approved by The Florida Bar and Florida Realtors.
In this comprehensive guide, I’ll give you a completely free, updated-for-2025 Florida As Is real estate contract download, explain when and why to use it instead of the standard version, highlight the most important clauses, and show you how to fill it out correctly. Everything is written for regular people — no legalese overload.
The official name is the “Florida Realtors/Florida Bar As-Is Residential Contract for Sale and Purchase” (commonly called the FAR/BAR As-Is contract). It is the most widely used real estate purchase contract in Florida for single-family homes, townhouses, villas, and condominiums when parties want an “as-is” sale.
Key difference from the standard (non-As-Is) contract: The buyer still gets a inspection period (default 15 days), but if they proceed after inspections, the seller has no obligation to make any repairs — not even for health/safety issues or building code violations (with very limited exceptions).
The current revision in widespread use as of November 2025 is the 2024 edition, with minor updates expected in early 2026.
File size: ~185 KB | Pages: 13 | Fillable: Yes | Last updated: October 2024
Disclaimer: This template is provided for informational purposes only and does not constitute legal or tax advice. Always consult a licensed Florida real estate attorney or broker before signing any binding contract. Use at your own risk.
From my experience closing over 1,200 Florida transactions, the As-Is contract is chosen in these common scenarios:
| Situation | Best Contract Version |
|---|---|
| Standard retail sale with licensed agents | Standard FAR/BAR (repairs possible) |
| FSBO, investor, estate, or distressed sale | As-Is FAR/BAR (recommended) |
| Brand-new construction | Builder’s own contract |
Always fill in the date the last party signs or initials — this starts all time periods (inspection, financing, etc.).
Most common: “Cash” or “FHA/VA/Conventional Financing Contingency.” If you check the financing box and the loan falls through, you get your deposit back (if you follow notice rules).
Default is 15 days, but I routinely see 5-10 days in hot markets and 20-30 days for VA/FHA buyers who need extra time for appraisals.
Buyer pays for owner’s title policy in most of Florida except Miami-Dade, Broward, Sarasota, and Collier counties where custom dictates seller pays.
Typical split (non-As-Is deals differ):
This is the heart of the contract. After the inspection period ends, buyer accepts the property in its exact present condition with no repair obligations from the seller (except maintaining systems until closing).
| Feature | As-Is Version | Standard Version |
|---|---|---|
| Repair obligations after inspection | None (except maintenance) | Seller must fix certain items up to limit (default 1.5%) |
| Buyer’s right to cancel during inspection | Yes – full refund | Yes – full refund |
| Typical use | FSBO, REO, investors | Traditional retail with agents |
| Rider compatibility | Works with all standard riders | Works with all standard riders |
The Florida Realtors organization makes the official forms available only to members, but several legal sources confirm the versions circulating publicly (including mine) are identical to the member versions. Source: Florida Realtors Form Simplicity library and The Florida Bar Real Property Section.
According to IRS Publication 523 and Topic No. 701, Florida has no state income tax, so primary residence sellers who meet the 2-out-of-5-year ownership and use test can exclude up to $250,000 ($500,000 married) of gain with no state tax implications.
The Florida As Is Residential Contract for Sale and Purchase remains the gold standard for FSBO and investor transactions because it’s fair, comprehensive, and battle-tested in thousands of closings every month. When filled out correctly and paired with the right addenda, it protects both parties and gets deals closed quickly.
Download your free copy above, but please — have a local real estate attorney or licensed broker review your specific transaction. One misplaced initial or missed deadline can cost tens of thousands.
This article is for informational purposes only and is not legal advice. Laws and forms change; always verify you have the latest version. Consult a licensed professional for your specific situation.
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