If you're buying a home in Florida, there's a high chance your real estate agent will ask you to sign something called a buyer broker agreement. Starting in 2024 and continuing into 2026, this agreement has become a required part of working with an agent to tour homes listed on the MLS.

It's not just a quick form to get out of the way. It's a legal contract that outlines how you and your agent will work together and how they'll be paid. If you're not familiar with what you're signing, you could end up agreeing to terms that don't match what you expected.

Here's what you need to know before you sign a buyer broker agreement in Florida.

What Is a Florida Buyer Broker Agreement?

A buyer broker agreement is a written contract between a homebuyer and a real estate brokerage. It confirms that the brokerage will represent you as a buyer in a real estate transaction. It also outlines the expectations and terms of that relationship.

Since the National Association of Realtors (NAR) settlement in 2024, MLS rules now require agents to have a signed buyer broker agreement before they can show you properties listed on the MLS, either in person or virtually. This rule is now standard across Florida.

What’s Included in the Agreement?

Most buyer broker agreements in Florida will include:

• Start and end dates for how long you agree to work with the agent

• Whether you're hiring the agent exclusively or keeping your options open

• How your agent will be paid, including what happens if the seller doesn't offer a buyer-side commission

• Your rights and your agent’s responsibilities, such as helping you find homes, negotiate offers, manage inspections, and guide you through closing

• A summary of agency relationships, such as whether your agent is acting as a transaction broker or a single agent

Do You Have to Sign a Buyer Broker Agreement in Florida?

Technically, Florida law doesn't require you to sign a buyer broker agreement to start working with an agent. However, under MLS rules that now apply to most brokerages in the state, your agent can't show you MLS-listed homes unless you sign a written agreement first. So while it's not a state law, it's now the industry standard and part of normal real estate practice. Some brokerages won't schedule a showing, write an offer, or provide any services unless you're under contract.

Can You Cancel the Agreement?

It depends on the agreement. Some buyer broker contracts allow for early cancellation with written notice. Others have a minimum commitment period or may require mutual consent to cancel. These terms must be explained clearly before you sign.

If you're unsure about the cancellation policy, ask the agent directly or speak with the broker. Don't rely on verbal promises. Get everything in writing. If your agent isn't a good fit, some brokerages may allow you to switch to a different agent within the same office without fully canceling the agreement.

How Agent Compensation Works Under the New Rules

As of 2024, MLS platforms no longer display buyer agent commission offers publicly. Your agent must now discuss compensation with you upfront and include it in your buyer broker agreement. In many cases, the seller may still offer to cover the buyer agent's fee. If not, the buyer agreement must outline who pays, how much, and when. These terms are negotiable. Some agreements state that you're responsible for any shortfall between what the seller offers and what your agent charges.

This is one of the most important parts of the agreement to read carefully. Make sure you're clear on how your agent will get paid and what happens if a seller offers less than expected.

What If You Buy With a Different Agent?

If you signed an exclusive buyer broker agreement and later decide to work with someone else, your original agent may still be owed a commission. This can apply even if you find a home through a builder, open house, or another agent. To avoid this, be upfront. Let your agent know if you're thinking about making a change, and review your agreement to understand your options. Don't work with multiple agents unless your contract allows it.

Read Before You Sign

Buyer broker agreements are now part of nearly every home search in Florida. They protect both the buyer and the agent, and they help set expectations. But like any contract, you should never feel pressured to sign without reading it fully. Ask questions. Make sure the agreement matches what you've discussed. Know how long it lasts, how to cancel it, and how compensation works. If anything feels unclear or one-sided, don't be afraid to speak up or ask for clarification.

At Vreeland Real Estate, we make sure every buyer knows exactly what they're signing and why. Our agents work across Tampa Bay, North Florida, and South Florida, and we always put transparency first. If you want expert help buying a home in Florida, get in touch with our team. We'll walk you through every step and make sure your agreement works for you, not against you.