Buying or selling a home in Florida comes with a lot of moving parts, and the closing can feel like a maze. If you are new to the Jacksonville area or this is your first purchase or sale, you want a simple roadmap and clear next steps. In this guide, you will learn the timeline, who does what, what to expect with money and documents, and the specific items that often come up in Duval County. You will walk away knowing how to move from contract to keys with confidence. Let’s dive in.
Florida closing timeline in Jacksonville
Offer accepted
Once both parties sign the purchase contract, the effective date is set. Your earnest money deposit is typically due within 1 to 3 business days, depending on your contract. The deposit is held in escrow and credited to you at closing.
Inspection period
Most contracts provide an inspection window of about 7 to 15 days. You order your general home inspection and any specialty inspections, including a wood‑destroying organism (WDO) inspection, which is very common in Florida. If issues come up, you negotiate repairs or credits within your contingency deadlines.
Lender steps (if financing)
You complete your loan application right away. The lender orders an appraisal and begins underwriting, which often takes 7 to 21 days for the appraisal, depending on market conditions. You are working toward a “clear to close,” which means final loan approval.
Title work and survey
The title company or closing agent performs a title search and issues a title commitment. This document lists any exceptions and requirements to deliver insurable title. Many lenders also require a current survey to confirm boundaries and easements.
Contingency clearances
Inspections are resolved, repairs are scheduled or credits agreed, and any title exceptions get addressed. You, your agent, and the closing team track these deadlines so nothing slips.
Closing Disclosure
If you have a federally related mortgage, your lender must deliver the Closing Disclosure at least 3 business days before consummation. Review it carefully to confirm loan terms, fees, and cash to close. Ask your title company for a draft settlement statement so you can spot and fix errors early.
Closing day
You sign documents at the title office or remotely if arranged. Your closing funds are wired or delivered as a cashier’s check per the title company’s instructions. The closing agent records the deed and mortgage with the Duval County Clerk, disburses funds, and keys are released per your contract, often at recording.
Typical timeline
Financed transactions commonly take 30 to 60 days from contract to close. Cash deals can be faster. Title or HOA issues can extend the timeline.
Who does what at closing
Buyer and seller
You negotiate price, contingencies, and who pays specific closing costs per the contract. You deliver documents and respond to requests within stated deadlines.
Real estate agents
Your agent coordinates inspections, negotiates repairs and credits, and keeps the timeline on track. Agents deliver escrow deposits and help manage contingency and disclosure deadlines.
Title company or closing agent
They run the title search, issue the title commitment, coordinate closing logistics, and handle signatures, recording, and disbursement. In Florida, title companies commonly handle closings, while attorneys are used in some transactions based on preference.
Lender
Your lender underwrites the loan, orders the appraisal, reviews title and survey, and issues the Closing Disclosure. They clear conditions until you reach final approval.
Inspectors
A general inspector evaluates the property, and specialists handle items like WDO, roof, HVAC, mold, pool, or septic if applicable. WDO inspections are common in Jacksonville and often required by lenders.
Surveyor
The surveyor confirms property boundaries, easements, and encroachments. Many lenders require a current survey or a survey waiver when permitted.
HOA or condo management
If the property is in an association, the management company provides estoppel letters, bylaws, financials, and any resale documents. Delays in receiving these documents can delay closing.
Duval County offices
The Duval County Clerk of Court records deeds and mortgages. The Duval County Property Appraiser provides parcel data and handles homestead exemption applications after you close. The Duval County Tax Collector manages property tax payments and receipts.
Money, documents, and contingencies
Earnest money
Your earnest money shows good faith and is applied to your purchase at closing. The contract states who holds it, often a title company, attorney, or brokerage escrow. If a dispute arises, Florida law provides processes to resolve it.
Inspections and WDO
Plan for a general inspection and a WDO inspection at minimum. If the report shows termites or wood‑destroying organisms, you and the seller can negotiate treatment, repairs, or credits per the contract terms. Deadlines matter, so schedule inspections promptly.
Appraisal
For financed buyers, the lender orders an appraisal to confirm value. If the appraisal is below the contract price, your choices include renegotiating price, paying the difference, adjusting the loan, or canceling if your contingencies allow.
Title search and insurance
The title commitment identifies what must be cleared before closing and what exceptions will remain. A lender’s title policy is required if you have a mortgage. An owner’s policy is optional but commonly recommended since it protects your equity with a one‑time premium at closing.
Survey
The survey verifies boundaries and reveals easements or encroachments. If issues appear, your agent and title company will help you review options and remedies.
HOA and condo documents
For association properties, you need an estoppel letter and resale documents that outline fees, special assessments, reserves, rules, and any pending litigation. Build in extra time, since delivery can take days to weeks.
Closing Disclosure and settlement statement
Under federal rules, the Closing Disclosure must be in your hands at least 3 business days before closing for most mortgages. Sellers receive a final settlement statement showing net proceeds and adjustments.
Prorations and typical costs
Property taxes, HOA fees, and utilities are prorated to the closing date. Who pays what is set by the contract and local customs. Total closing costs for buyers and sellers combined often range from about 2 to 5 percent of the purchase price, but exact amounts vary by loan program and property type.
Taxes and documentary stamps
Recording fees and documentary stamp taxes apply when the deed and mortgage are recorded. The contract determines which party pays these charges. Confirm current fee schedules with your title company or the Duval County Clerk before closing.
Wiring funds safely
Wire fraud is a real risk. Always confirm wiring instructions by calling your title company using a known phone number. Do not rely only on email. Verify details the day before you wire funds.
Jacksonville specifics you should know
- WDO expectations: Jacksonville’s climate makes WDO inspections common, and many lenders require clearance or treatment. Plan for potential negotiations around treatment or credits.
- Flood zones and insurance: Some areas of Duval County are in FEMA flood zones. Lenders may require flood insurance, which is an added cost. Check flood maps and seek insurance quotes early.
- Homestead status: Florida’s homestead exemption can reduce property taxes but does not transfer automatically. You apply with the property appraiser after closing.
- Recording and keys: Title companies typically record with the Duval County Clerk right after closing. Contracts often give keys at recording, so timing matters if you are coordinating movers.
- HOA and condo timing: Estoppel and resale documents can take time to arrive and are a frequent cause of delays. Start early and follow up.
- Title insurance custom: Who pays the owner’s title policy varies by market and is negotiable in the contract. Ask your agent to confirm typical Jacksonville practices before you write or accept an offer.
Avoid common closing hiccups
Low appraisal
If value comes in low, you can renegotiate price, adjust cash to close, or cancel if protected by your financing or appraisal contingency. Act quickly to stay within deadlines.
Major inspection defects
Serious issues can be handled through seller repairs, credits, or price adjustments. If you cannot reach agreement and your inspection contingency allows, you can cancel within the inspection period.
Title clouds
Liens, judgments, or unreleased mortgages can add days or weeks to your timeline. The title company will work with the parties to clear issues so you can close with insurable title.
Keys and possession
Your contract controls possession. Many closings give you keys at funding and recording. If you need early occupancy, you must have a written agreement.
Remote closing
Florida allows remote closings and remote notarization when all parties and the closing agent agree. If you are out of state, confirm your title company’s remote capabilities at the start.
Closing day checklist
Buyer
- Bring government ID for notarization.
- Confirm final cash to close and wire instructions the day before. If using a cashier’s check, confirm payee and amount.
- Provide proof of homeowners insurance if your lender requires it.
- Review your Closing Disclosure and bring a copy to signing.
Seller
- Bring government ID, all keys and remotes, and payoff information for any mortgage.
- Confirm your net proceeds and where they should be sent.
Both
- Ask the title company for a draft settlement statement early and review it for accuracy.
Your next step
A smooth closing is about timing, documents, and negotiation. From inspection credits to who pays title insurance, your contract strategy can save time and money. If you want a clear plan and an advocate who keeps your timeline tight, reach out to Amy Wojaczyk for a Jacksonville‑specific closing roadmap.
FAQs
How long from contract to keys in Jacksonville?
- Financed deals typically take 30 to 60 days, while cash purchases can close faster if title and HOA items are ready.
What is a WDO inspection in Florida closings?
- A wood‑destroying organism inspection checks for termites and related issues; it is common in Jacksonville and may be required by lenders.
Who pays title insurance and documentary stamps in Duval County?
- It is negotiable and controlled by the contract; market customs vary, so confirm with your agent and title company before you write or accept terms.
Do I need flood insurance in Jacksonville?
- If the property is in a lender‑required FEMA flood zone, you will likely need a policy; verify the zone and get quotes early in the process.
Can I close remotely if I live out of state?
- Yes. Florida permits remote closings and remote notarization when your title company and all parties agree, so ask about this upfront.
What happens if HOA or condo documents are delayed?
- Estoppel and resale documents can take days to weeks; if they are late, your closing can be delayed until the association delivers required items.
How do I avoid wire fraud with my closing funds?
- Call your title company at a verified number to confirm wiring instructions and amounts, and never rely only on emailed instructions.
