Florida Interstate Real Estate Guide
Out of State Licensee (OSL) Participation in deals:  
Physical Location State

Florida​ Out of State Broker Cooperation

- An 0ut-of-state licensee cannot work physically within the state of Florida.
- An out-of-state licensee can sue for commission if he/she does not violate the law of the state in earning the commission. (Note: case law is in sharp conflict within this state.)

BIZ BROKER STATE
Florida Real Estate License Types
Florida ​Real Estate Exam Providers
Florida Real Estate Waivers
Real Estate Sales Associate
Real Estate Broker
State of Florida
Real Estate Education Waiver Possible
​Real Estate Experience Waiver Possible

Florida​ Real Estate Reciprocity

Alabama, Arkansas, Connecticut, Georgia*, Illinois, Mississippi, Nebraska, Rhode Island

* Termed a license by "Mutual Recognition" in Florida, Florida offers a license to an out-of-state licensee to all these States EXCEPT GEORGIA.  Georgia Licensees have to additionally pass the State portion of the Florida Real Estate Exam.
Confirmed by Florida Department of Business & Professional Regulation

Specific to Florida​ Real Estate ​

- Reciprocal Licensees must live out of state.
- Reciprocal Licensees must pass the Florida portion of the real estate exam.
- DUAL AGENCY BANNED, TRANSACTION ALLOWED

Florida​ Reverse Reciprocity

​These states specifically mention Florida in their Reciprocity:
Arkansas, Connecticut, Illinois, Nevada (S), New Jersey

These States recognize any other State licenses but may have additional requirements: 
​Alaska, Alabama, Colorado, Georgia, Idaho, Indiana, Kansas, Kentucky, Maine, Nebraska, North Carolina, Rhode Island, South Dakota, Tennessee, Vermont, Washington

Florida​ Real Estate Customs

Title companies and attorneys handle closings.
Conveyance is by warranty deed. Mortgages are the customary security instruments.
ALTA policies are commonplace.
Buyers pay the escrow and closing costs, while county custom determines who pays for the title insurance.
Sellers pay the documentary tax.
Property taxes are payable annually.

Florida has no state income tax.

*Under Florida law, a widow or widower has the right to live in their deceased spouse’s house for the remainder of his or her life, even if the home is willed to someone else.   A Homestead Exemption exists for an owner’s residence in Florida. Florida’s exemption is unique because it lacks any monetary cap on the homestead protection, while other states which offer a homestead exemption usually place a limit on the valuation which can be protected.

BIZ BROKER STATE

The rules are very clear in this State that a Business Broker must hold a real estate license to sell a business.
s. 475.01(1) – “Broker” means a person who, for another, and for a compensation or valuable consideration directly or indirectly paid or promised, expressly or impliedly, or with an intent to collect or receive a compensation or valuable consideration, therefore, appraises, auctions, sells, exchanges, buys, rents, or offers, attempts or agrees to appraise, auction, or negotiate the sale, exchange, purchase, or rental of business enterprises or business opportunities or any real property or any interest in or concerning the same, including mineral rights or leases, or who advertises or holds out to the public by any oral or printed solicitation or representation that she or he is engaged in the business of appraising, auctioning, buying, selling, exchanging, leasing, or renting business enterprises or business opportunities or real property of others or interests therein, including mineral rights, or who takes any part in the procuring of sellers, purchasers, lessors, or lessees of business enterprises or business opportunities or the real property of another...
The 2019 Florida Statute