What are the top red flags in a Florida purchase contract sellers should watch for?

Cassidy here — I’m a Florida real estate expert, and honestly sellers should be looking at WAY more than just the offer price when contracts start coming in. The highest offer is not always the strongest offer. Some of the biggest red flags I tell sellers to watch for are: * Very low escrow deposits * Long inspection periods * Excessive contingencies * Buyers who aren’t fully underwritten/strong financially * Large seller concessions * Unclear financing terms * Buyers trying to include too many personal property items * Unrealistic closing timelines Another major one is buyers offering high prices just to win the deal and then trying to renegotiate heavily after inspections. That’s becoming more common in some markets. This is where having an experienced agent matters because a strong listing agent should help you evaluate the full strength of the contract — not just the number at the top of the page. I help my sellers analyze financing strength, contingency risk, negotiation leverage, timeline concerns, inspection exposure, and overall buyer quality so we can choose the offer most likely to actually close smoothly and protect your bottom line. The goal isn’t just getting under contract — it’s getting to the closing table with the least amount of stress and surprises possible.

Larry here! I've closed 2,000+ homes in South Florida, and I can tell you this: the highest offer is almost never the strongest offer. Sellers who only look at price end up with deals that don't close. What actually matters? The contract, the deposit, the timing. That's what closes deals. First, use a standard FARBAR "As Is" contract. If they can't put that together, we're not doing the deal. Period. Custom contracts have loopholes that let buyers back out at any stage. Second, escrow deposit. You get a $1,000 deposit on a $700,000 home? That's a wholesaler who's broke. A serious buyer puts down 5% of the purchase price. Third, inspection period and financing contingency. 30-45 day inspections are red flags. Standard is 7 days. And if their financing contingency matches the full closing period, they can bail anytime with a loan denial. A real buyer locks in 14-21 days max. Fourth, fewer contingencies. More contingencies mean more exit doors. Here's the structure of a serious buyer: FARBAR contract, 5% deposit, 7-day inspection, 14-21 day loan commitment, 45-day closing, minimal contingencies. When you see that combo, you got a real deal. Get your realtor or attorney to review offers against this. We've done thousands of deals, we know which ones close.