Buyer Wants to Extend Closing? What Miami Sellers Can Ask For
Do I have to extend closing if my Miami buyer asks?
No. The closing date in the Florida Realtors/Florida Bar contract binds both sides, and it moves only if you both sign a written addendum before the date passes. If you agree, ask for something in return: a per diem that covers your real carrying costs, extra deposit money at risk, and one firm new date.
By Lynley Ciorobea | October 5, 2026
You can say no. The standard Florida Realtors/Florida Bar AS IS contract (the current form is Rev. 12/24, so check that your deal isn't on an older one) gives a buyer no automatic extension because a lender is slow. The one built-in exception is a storm: the force majeure language adds up to seven days after the event, and either side can walk if the delay runs past thirty.
So the request usually arrives as a phone call. The lender needs five more days. The insurance quote isn't bound yet. A financed Miami closing normally runs 30 to 45 days, which is about how long these things take, so the call doesn't mean you have a bad buyer. It means you have a normal deal with one late piece.
Do the calendar before you answer. A contract signed this week with a 45-day close lands around November 19. Thanksgiving is November 26. Hurricane season runs through November 30. A two-week extension doesn't move you two weeks. It moves you into the stretch where one named storm can freeze insurance binding across the state, and a lender won't fund without a bound policy. I wrote up how that insurance freeze works if you want the mechanics.
Before you answer, ask three questions. What exactly is still open? Who controls it, the buyer, the lender, the insurer, or an association? And when will it be done? A buyer who can answer all three in one call usually has a real, short delay. A buyer who answers "we're just waiting" is telling you the delay has no end.
Check your own dates too. If you're buying next, an extension on your sale can break your purchase. Your movers, your own lender's rate lock, and your own closing date don't stretch just because your buyer's did. Sellers get squeezed here more often than they expect, and it's much cheaper to say so before you sign an addendum than after.
What a yes should cost the buyer
Not as punishment. As arithmetic. Say you're carrying $14,000 a month in mortgage, taxes, insurance, and utilities on a house you've already moved out of. That's about $470 a day. Ten extra days is $4,700, and that's the number to put on the table. (Your figure will differ. Use yours.) A per diem isn't automatic. It exists only if the addendum says so.
Here's what I'd ask for in writing:
A per diem for each extra day, tied to your actual carrying costs.
More deposit, or part of the existing deposit released to you as non-refundable once the extension is signed.
One new date, with a sentence stating that no further extensions will be granted.
Written confirmation from the lender or insurer of exactly what is still open, so the delay has an end.
Then sign it before the old date passes. A text that says "sure, take till Friday" is not an extension. If your contract makes time of the essence, Florida courts have held that a buyer who misses the date is in default without any notice from you (Rybovich Boat Works v. Atkins, 1991). That protects you. Don't undo it by negotiating by text after the date has gone by.
Keeping the deposit is not automatic either. Paragraph 15 lets you keep it as liquidated damages or sue to enforce the contract, but the escrow agent can't release the money without both signatures. If you and the buyer disagree, the dispute goes through the Florida Real Estate Commission process, which can end in mediation, arbitration, or court. It is not quick.
Some cases are an easy no. The buyer's financing contingency has expired and they're asking for time anyway. It's the second extension. Every week brings a new problem. If you have a backup buyer, that changes your position entirely, and what happens when financing falls apart is worth reading before you reply. Condos add their own clock, because association approval can run 10 to 30 days, which matters if you're selling in Coral Gables and your buyer's paperwork is sitting on a board agenda.
If you're selling in Pinecrest or South Miami and a buyer is already asking for time, pull out the contract before you call back. Find the closing date. Count the days to Thanksgiving. Then decide what a yes costs.
Frequently Asked Questions
Can a buyer force the seller to extend closing in Florida?
No. Outside of the storm provision, an extension requires a written addendum signed by both parties. If the buyer misses the closing date without one, the buyer may be in default, and your remedies under paragraph 15 of the contract are available.
Can a Miami seller charge a per diem for a delayed closing?
Yes, if the buyer agrees and it's written into the extension addendum. The standard contract doesn't set a daily fee on its own. Tie the figure to your real carrying costs, such as mortgage interest, taxes, insurance, and utilities.
Does a seller keep the deposit if the buyer can't close on time?
Not automatically. Paragraph 15 allows a seller to keep the deposit as liquidated damages after a buyer default, but the escrow agent needs both signatures to release it. A disagreement can go to mediation, arbitration, or court.
How long does a normal financed closing take in Miami?
Generally 30 to 45 days, with cash deals closer to 21 to 30. Condo association approval, appraisals, and insurance binding are the usual reasons a closing slips past its date.
If a buyer is asking you for more time right now, send me the contract and the proposed new date. I'll help you work out what a yes should cost before you answer.
About Lynley Ciorobea
Lynley Ciorobea is a Miami-born real estate professional known for helping homeowners successfully prepare, position, and sell their homes across Coral Gables, South Miami, Pinecrest, Palmetto Bay, and the surrounding southern Miami neighborhoods. Since 2007, she has built her business around thoughtful strategy, strong negotiation, and a marketing-first approach designed to help listings stand out in an ever-evolving market.
A true local, Lynley grew up in Pinecrest and graduated from Palmer Trinity School before attending Duke University, where she earned a BA in Psychology. Her deep roots in Miami give her a nuanced understanding of the architecture, lifestyle, and character that make each neighborhood distinct. From classic Old Spanish homes in Coral Gables to newer construction in South Miami and Pinecrest, she brings a local perspective that goes far beyond surface-level market knowledge.
Over the years, Lynley has naturally become a trusted resource for homeowners preparing to sell. Many of her clients come to her long before their home ever hits the market, looking for guidance on timing, pricing, improvements, and how to position their property thoughtfully. She approaches each listing as a strategic launch rather than a simple transaction, combining market insight, negotiation experience, and elevated marketing to help sellers move forward with clarity and confidence.
As the founder of the Lynley Residential Group, Lynley remains personally involved in every listing she represents. She leads each transaction from initial strategy through closing, ensuring that every detail — from pricing and preparation to storytelling and exposure — reflects the uniqueness of the home itself. Her work often centers on architecturally interesting properties and homes where thoughtful positioning can make a meaningful difference in outcome.
Throughout her career, Lynley has consistently ranked among the top real estate agents in Miami. She has been recognized as part of EWM's Chairman's Club, placing in the top 5% of the company; in 2022 she was honored as the #2 individual agent at the company overall with $37 million in annual sales; and she's a leader in Miami with Real Broker. With more than $100 million in career transactions and more than 60 5-star Google reviews, her experience spans a wide range of property types while maintaining a strong focus on seller representation in southern Miami.
Beyond her work with clients, Lynley is known locally for her market insight and community-focused content. Through her weekly newsletter, neighborhood videos, blog posts, and social media, she shares thoughtful perspectives on the Miami real estate market and the lifestyle that surrounds it. Her approach is informative without being overwhelming, offering homeowners a clear understanding of how market conditions affect real decisions.
If you're preparing to sell a home in Coral Gables, Coconut Grove, South Miami, Pinecrest, Palmetto Bay, or nearby areas, Lynley offers a local perspective shaped by experience, relationships, and a genuine understanding of what makes Miami homes so special. Learn more at lynleyresidential.com.