Florida closing costs are a significant expense that surprises many sellers and buyers. Unlike listing commissions (which are negotiable), many closing costs in Florida are set by state law or local custom. This guide breaks down every line item, who pays it, and how to minimize what comes out of your pocket.
Florida Seller Closing Costs
Documentary Stamp Tax (Doc Stamps) — Paid by Seller
Florida charges a state tax on real estate deed transfers:
- All counties except Miami-Dade: $0.70 per $100 of the sale price (0.70%)
- Miami-Dade County: $0.60 per $100 + $0.45 per $100 surtax for non-single-family = $1.05/100 total
- $400,000 sale outside Miami-Dade: $2,800
- $400,000 sale in Miami-Dade (single-family home): $2,400
- $400,000 sale in Miami-Dade (condo or investment): $4,200
Documentary stamp taxes are non-negotiable. They are paid at closing regardless of who handles the listing.
Owner's Title Insurance — Traditionally Seller Pays in Some Counties
Florida has no statewide rule about who pays owner's title insurance. It's determined by local custom — which varies significantly by county:
- North and Central Florida (Jacksonville, Orlando, Tampa area): Buyer typically pays owner's title insurance
- South Florida (Palm Beach, Broward, Miami-Dade): Seller typically pays owner's title insurance
- Sarasota, Collier, Lee, Charlotte: Negotiable — either party may pay
Owner's title insurance costs $1,500–$4,000+ depending on sale price. On a $500,000 home in Palm Beach County, the seller typically pays approximately $2,575. This is negotiable in the purchase contract.
Real Estate Commission — Paid by Seller
The seller pays the listing-side commission. Since the 2024 NAR settlement, buyer-agent compensation is separately negotiated and is no longer automatically bundled with the seller's obligation.
- Traditional full-service listing agent: 2.5–3% of sale price
- Flat fee MLS listing: $99–$295 (zero % of sale price)
- Buyer-agent compensation (optional): 2–2.5% if offered by seller
Other Typical Seller Costs
- Settlement/closing fee: $400–$700 (title company administrative fee)
- HOA estoppel letter: $100–$400 (required if property has an HOA)
- Survey: $300–$600 (if required or requested by buyer)
- Recording fees: $70–$100 (recording the deed)
- Prorated property taxes: You pay taxes owed through the day of closing
- Prorated HOA dues: Credited back to you if you've pre-paid ahead of closing date
Florida Buyer Closing Costs
Lender Costs (for Financed Purchases)
- Loan origination fee: 0.5–1% of loan amount
- Appraisal: $400–$600
- Credit report: $20–$50
- Mortgage title insurance (lender's policy): 0.2–0.5% of loan amount
- Pre-paid interest: Interest accrued from closing date to first payment
- Homeowners insurance escrow: 12–14 months prepaid
- Property tax escrow: 2–6 months prepaid
Intangible Tax and Doc Stamps on Mortgage
Florida taxes the mortgage itself — not just the property transfer:
- Intangible tax on mortgage: $0.002 per $1 of mortgage amount ($200 on a $100,000 mortgage)
- Documentary stamp tax on mortgage: $0.35 per $100 of mortgage amount
On a $340,000 mortgage, total mortgage taxes are approximately $1,190 — paid by the buyer at closing.
Owner's Title Insurance (buyer pays in N. FL)
In Jacksonville, Orlando, Tampa, and most of North and Central Florida, the buyer pays for owner's title insurance. This is a one-time premium that protects the buyer's ownership interest from future claims.
Total Closing Cost Estimates by Role
On a $425,000 Florida home sale:
Typical Seller Costs (non-commission)
- Doc stamps on deed: $2,975
- Owner's title insurance (South FL custom): $2,150
- Settlement/closing fee: $550
- HOA estoppel: $250
- Recording: $80
- Prorated taxes (varies): $1,000–$3,000
- Total non-commission seller costs: $7,005–$9,005
Savings from Flat Fee MLS vs. Traditional Agent
- Traditional 3% listing commission: $12,750
- Flat fee MLS: $99
- Difference: $12,651 stays in your pocket — on top of any non-commission closing costs
How to Negotiate Florida Closing Costs
Several closing costs are negotiable:
- Owner's title insurance: In Sarasota, Collier, Lee, and Charlotte counties, either party may pay — make it explicit in the contract.
- Settlement fee: Title companies vary by $200–$400. Shop 2–3 providers.
- Survey: If a recent survey exists, buyers may waive the new survey requirement in the contract.
- HOA estoppel: Some HOAs charge $0 for estoppel; others charge $350+. The fee is what it is — but verify the amount before listing.
- Closing date: Closing in the last week of the month reduces prepaid interest charges for the buyer (beneficial in price negotiations).