Escrow in the 2026 Broward Market: You’re Under Contract—Now What?

Congratulations! The ink is dry, the "Pending" sign is going up, and you’re officially on your way to owning a piece of South Florida paradise. Whether you just snagged a condo in Fort Lauderdale or a sprawling family home in Davie, the period between "contract" and "closing" is where the real work happens.

In 2026, the escrow process in Broward County moves fast, and the stakes—especially regarding insurance and financing—are higher than ever. To make sure you actually get those keys at the end of the 30–45 days, follow this "no-nonsense" guide to navigating escrow without the stress.

1. The Money Trail: Your Earnest Money Deposit

As a buyer, once the contract is signed, you’ll need to put some "skin in the game." A local title company or an attorney usually holds this escrow deposit.

• The Golden Rule: Make sure the funds are sitting in your account before you wire them.
  
  
• The Risk: If the deal falls through because of a contingency, you usually get this back. But be careful—if you back out simply because you got "cold feet" after your contingencies have expired, the seller might be legally entitled to keep that cash as liquidated damages.
  
  

2. The Inspection Sprint (7–10 Days)

In South East Florida, the Inspection Period is the most critical window. This is your "free look."

• Don't Just Check the Plugs: You need a full home inspection comprised of electrical, mechanical, appliance and system checks, but more importantly, you need a Wind Mitigation and a Four-Point Inspection to provide to your insurance carrier to get the best rate available.
  
  
• Why? Because in 2026, if that shingle roof in Plantation is over 15 years old, the tile roof is over 25, or those electrical panels are outdated, your insurance company might deny coverage before you even pack a box. If the report comes back "ugly," this is your time to renegotiate or walk away.
  
  

3. The Insurance Hurdles

Do not wait until the final week to call an insurance agent. Between rising premiums and stricter underwriting in Broward County, securing a policy is often the longest lead-time item in the whole transaction. Your lender will require a binder before they fund the loan—start this once the Mit and 4-point are in!

4. The Financing Lockdown

While the title company is busy checking and clearing the seller's title (making sure the seller actually has the right to sell the house without hidden liens), ordering payoffs and estopel's, you need to be on your best behavior with your bank.

• Pro-Tip: This is not the time to buy a new car or finance a living room set for the new house. Any major change to your credit score can kill your financing opportunity instantly.
  
  

5. The Final Walk-Through

This usually happens 24–48 hours before closing. We’re checking two things:

1. Condition: Is the house in the same shape it was when you saw it? The sellers need to maintain the house in the same condition as when you put it under contract.
   
   
2. Inclusions: Did the seller swap that high-end chandelier or fancy appliances in the house in Coral Springs for a cheap hardware store fixture and a low-end appliance package? If it’s "permanently attached," it stays—unless the contract says otherwise.
   
   

🔒 Escrow Q&A: Your 2026 South Florida Cheat Sheet

Q: How much should I put down as an earnest money deposit in Broward? A: While it varies, a common "strong" offer in our market is typically 3% to 5% of the purchase price. In competitive areas like Parkland, a higher deposit can make your offer stand out to a seller.

Q: Can I get my deposit back if the inspection is bad? A: Yes, provided you are still within your Inspection Period (as defined in your contract). In Florida, most "As-Is" contracts allow you to cancel for any reason during this window and receive a full refund of your deposit.

Q: Does the seller pay for the title insurance? A: In Broward County, it’s customary for the buyer to choose the title company and pay for the title insurance. However, this is always negotiable! In neighboring Palm Beach County, the seller often pays, so it’s important to know which "local rules" apply to your specific contract.

Q: What happens if the appraisal comes in lower than the purchase price? A: This is why we have an appraisal contingency. If the bank says the house is worth less than what you’re paying, we go back to the table to negotiate a price reduction, or you can choose to cover the "gap" in cash.

Ready to start your search? Whether you're looking for a waterfront vibe or a suburban retreat, let’s make sure your escrow experience is a win. Next up: We’ll break down exactly what happens at the closing table so there are zero surprises on the big day.