Does New York Have Real Estate License Reciprocity With Florida? How to Work Both Markets

Last updated: November 10, 2026. Sources checked November 10, 2026.

Many New York agents have clients who spend winters in Miami or move there for good, and many Miami agents get calls from New Yorkers. Does one license cover both states? No. This guide explains the path in each direction and when a second license beats a referral. It covers salesperson (New York) and sales associate (Florida) licenses; broker licenses follow separate requirements and procedures.

The short answer: no reciprocity in either direction

New York. The New York Department of State (DOS) says it “does not currently have reciprocity with any other state.” If you completed real estate education outside New York, you can submit a written waiver request, which DOS evaluates before giving any credit (NY DOS, Salesperson FAQ).

Florida. Florida has mutual recognition agreements with nine states: Alabama, Arkansas, Connecticut, Georgia, Illinois, Kentucky, Mississippi, Nebraska and Rhode Island. New York is not on the list (DBPR, Licensure Information). Licensees from those nine states who are not Florida residents can skip the full course and exam, but still pass a 40-question Florida real estate law exam.

Florida’s sales associate application also lists a separate license by endorsement option for people who have held a sales associate license in another jurisdiction for at least five years, active now or within the last two years. It requires a certified license history and the other state’s rules defining the license (Form DBPR RE 1). Five years of licensure do not guarantee approval: DBPR reviews each application, and its endorsement checklist also includes an exam with Pearson VUE (DBPR, endorsement checklist). With five or more years as a New York licensee, ask DBPR what applies to you before enrolling.

From New York to Florida: the standard path

For a New York agent without a reduced-requirement option, the steps for a Florida sales associate license are (DBPR, Sales Associate Requirements; DBPR application checklist):

1. Basic eligibility. At least 18, a high school diploma or equivalent, and a US Social Security number. Florida residency is not required.
2. 63-hour pre-licensing course approved by the Florida Real Estate Commission (FREC). The course completion is valid for two years.
3. Application and fee to DBPR, then electronic fingerprints through an FDLE-registered Livescan provider right after you apply. From outside Florida, choose a provider that accepts out-of-state submissions.
4. State exam with Pearson VUE, passing score 75.
5. Activation under a Florida broker. The license is issued inactive until a Florida employing broker activates you, online or with Form DBPR RE 11.
6. 45-hour post-licensing course before your first renewal, then 14 hours of continuing education every two years.

From Florida to New York: the standard path

For a Florida licensee, a New York salesperson license requires (NY DOS, Salesperson FAQ):

1. 77-hour qualifying course, including the school’s proctored exam. The standard 63-hour Florida course does not automatically satisfy it. For a waiver, DOS requires at least 77 hours of classroom education and detailed course documentation, subject to its evaluation (NY DOS, Salesperson FAQ). File the request before you enroll.
2. State exam administered by DOS, scheduled through your eAccessNY account.
3. Sponsoring New York broker. A salesperson works under a New York broker, who sponsors the license application. Nonresidents can apply under the nonresident licensee rules in Real Property Law § 442-g.
4. Continuing education of 22.5 hours each two-year term, including fair housing, implicit bias, cultural competency, ethics, recent legal matters and agency law (at least 1 hour, or 2 hours in a salesperson’s first two-year term).

Standard salesperson licensing paths

Approved waivers, exemptions or endorsement can change the requirements listed above. Timing depends on courses, exam availability and processing, which neither agency guarantees.

Do you need both licenses? Referrals versus dual licensing

You can serve a client in the other state without a second license by referring them to a licensed broker there. Both states allow broker-to-broker compensation across state lines:

• Florida lets a Florida broker pay a referral fee to, or share a commission with, a broker licensed in another state, as long as that broker doesn’t violate Florida law (§ 475.25(1)(h), Florida Statutes).
• New York lets a broker share compensation with a person regularly engaged in the real estate brokerage business in another state (Real Property Law § 442).

As a salesperson, you receive any referral compensation through your own broker, under your agreement with that broker. A referral does not let you show property, negotiate or perform other licensed activity in the state where you aren’t licensed.

A second license makes more sense when you expect to handle transactions yourself in both markets, for example if you split the year between New York and Miami or work a steady flow of relocating clients. It also means two sets of fees, continuing education and a sponsoring or employing broker in each state. Ask your broker or a real estate attorney to review how referral and dual-license arrangements work for you.

Working both markets with one brokerage

Cosmore has offices in Miami and New York, so agents licensed in either state can work with colleagues licensed in the other on relocation and second-home clients, for example New Yorkers moving to Miami (see our guide to moving from NYC to Miami). If you are comparing brokerages, see how to change real estate brokerages in Florida and our careers page.

FAQ

Can a New York agent sell real estate in Florida with a New York license?
No. Licensed activity in Florida requires a Florida license, active under a Florida broker. A New York agent can refer a client to a Florida broker instead.

Is New York a mutual recognition state for Florida?
No. Florida’s mutual recognition list has nine states, and New York isn’t one of them.

Can Florida coursework count toward the New York 77-hour course?
Not automatically: the standard 63-hour Florida course falls short. DOS evaluates a written waiver request for at least 77 hours of education, with proof of completion, a detailed topic and hour outline and a course description.

Licensed in New York or Florida?

Book a confidential call with Cosmore’s Broker of Record through our contact page, or start your application.

Disclaimer

This article is general information about licensing in New York and Florida, not legal advice. Requirements, fees and procedures can change. Confirm your situation with the New York Department of State, the Florida DBPR and, where needed, a real estate attorney before acting.

Sources

• NY Department of State, Real Estate Salesperson FAQ
• NY Real Property Law Article 12-A (DOS edition, March 2026)
• Florida DBPR, Real Estate Licensure Information and Mutual Recognition
• Florida DBPR, Real Estate Associate Requirements
• Form DBPR RE 1, Sales Associate Application
• Florida DBPR, Sales Associate Initial Application by Endorsement checklist
• Florida Statutes § 475.25