How Real Estate Closings Work Remotely in Florida

Buyers applying this analysis typically begin with our Miami home buying services.

The Legal Foundation for Remote Closings

Florida has established a comprehensive legal framework that supports remote real estate closings. The state's electronic notarization statute (Florida Statutes §117.265) authorizes notaries to perform notarial acts using audio-video communication technology. Combined with the federal ESIGN Act and Florida's Uniform Electronic Transaction Act, this creates full legal parity between remote and in-person closings. Sellers who are unsure whether they need to travel for any part of the process should review our guide on whether physical presence is required to sell property in Miami.

These laws are particularly significant for international property owners who may be located in different countries and time zones. The ability to close remotely eliminates the need for international travel and allows transactions to proceed on flexible schedules that accommodate all parties. For international sellers, understanding the full scope of the remote selling process is essential — our guide on selling property in Miami from abroad covers the complete journey from listing to closing.

How Remote Online Notarization Works

Remote online notarization (RON) is the technology that makes remote closings possible. The process involves a licensed Florida notary public conducting the notarization through a secure, encrypted audio-video platform. Here is how a typical RON session proceeds:

• Identity Verification: Before the session begins, the signer completes knowledge-based authentication (KBA) — a series of questions generated from public records that only the signer should be able to answer. The signer also presents a government-issued photo ID for credential analysis.
• Video Connection: The signer joins a secure video conference with the notary. Both parties must be visible and audible throughout the session. The entire session is recorded.
• Document Review: The notary presents each document on screen, explains its purpose, and directs the signer where to apply their electronic signature.
• Electronic Signatures: The signer applies electronic signatures to each required document. The notary applies their electronic seal and signature.
• Recording: The signed documents are electronically recorded with the county. The recording of the session is archived by the notary service for a minimum of five years.

Documents Executed at Closing

A Florida real estate closing involves executing several key documents. For sellers, the primary documents include the warranty deed (transferring ownership), the closing disclosure or settlement statement (itemizing all financial details of the transaction), the FIRPTA affidavit and withholding forms (for foreign sellers), any lien payoff authorizations, and the seller's closing statement.

The warranty deed and FIRPTA documents typically require notarization, which is handled through RON. All other documents can be signed with standard electronic signatures. Your closing attorney prepares all documents in advance and shares them for review before the closing session. For a comprehensive explanation of the FIRPTA withholding that applies to foreign sellers at closing, see our guide on FIRPTA tax obligations for foreign sellers.

Fund Transfers and Disbursement

The financial aspect of closing involves wire transfers coordinated by the title company. The buyer wires the purchase funds to the title company's escrow account before or on the closing date. After all documents are executed and recorded, the title company disburses funds according to the closing statement.

For foreign sellers, the title company withholds the FIRPTA amount (typically 15% of the gross sale price) and remits it to the IRS using Form 8288. The remaining net proceeds — after deducting closing costs, outstanding mortgage balances, commissions, and any other obligations — are wired to the seller's designated bank account. International wire transfers typically take 3 to 5 business days.

Preparing for a Remote Closing

To ensure a smooth remote closing, prepare the following in advance: confirm your internet connection is stable (a wired connection or strong Wi-Fi is recommended), ensure your device's camera and microphone work properly, have your government-issued photo ID readily available, review all closing documents sent by your attorney before the session, and confirm wire instructions for receiving your proceeds with your bank.

Your closing attorney will typically schedule a pre-closing call to walk through the documents, answer questions, and confirm all details before the formal RON session. This preparation step helps ensure the closing session itself proceeds efficiently. Foreign owners should also confirm their legal rights by reviewing our guide on whether foreigners can sell property in Florida. Monitoring Miami real estate market conditions provides useful context for timing your sale. Supreme Capital Real Estate Agents Miami coordinates with title companies and closing attorneys to ensure our clients — whether local or international — experience seamless remote closings.