Florida seller closing costs calculator: estimate your net proceeds before you list

How each line is calculated

• Documentary stamps on the deed. US$0.70 per US$100 of the price, counted on each US$100 or fraction, in every county except Miami-Dade. Miami-Dade charges US$0.60 per US$100 on a single-family residence, and a condo unit sold on its own deed counts as one; the US$0.45 surtax applies only to other property types, such as vacant land, multifamily or commercial.
• Owner’s title insurance. Florida sets the premium by rule (Florida Administrative Code 69O-186.003): US$5.75 per US$1,000 of the price up to US$100,000, US$5.00 per US$1,000 from US$100,000 to US$1 million and US$2.50 per US$1,000 from US$1 million to US$5 million, with lower rates above that. Who pays is custom, not law: in Broward and Miami-Dade the buyer usually does, in most other counties the seller. The calculator switches with the county, and you can override it.
• Brokerage compensation. The listing fee and any compensation you choose to offer the buyer’s agent are both negotiated with your listing agent; since August 2024 the second one no longer appears on the MLS.
• Property tax proration. Florida bills property taxes in arrears in November, so the seller credits the buyer for the days of the year before closing. The calculator prorates the annual tax you enter through the day before the closing date. If you close in November or December after paying that year’s bill, it works the other way: the buyer reimburses you for the rest of the year, and the line becomes a credit in your favor.
• HOA or condo estoppel. The certificate in which the association states your balance. Florida law caps the base fee, today about US$300, with extra charges for a rush request or a delinquent account.
• Other costs. A settlement fee or your own attorney, recording the satisfaction of your mortgage, repairs or credits negotiated after the inspection, and a home warranty if you offered one.

FIRPTA if you are not a U.S. person

When the seller is not a U.S. citizen or resident, the buyer’s closing agent withholds 15% of the gross price and sends it to the IRS. If the buyer will live in the home, the rate drops to 10% when the price is up to US$1 million and to zero when it is US$300,000 or less. That money is a deposit against your U.S. tax, not a closing cost: a withholding certificate requested before closing can reduce it to the tax actually due, and the U.S. return you file recovers any excess. The calculator shows it on its own line so you see both your net and the cash you receive at the table.

What the calculator leaves out

It does not include income tax on the gain, prorated HOA dues or rents, special assessments, final utility bills or liens and open permits found in the title search. If you have a second mortgage or a home equity line, add it to the payoff. The result is a planning figure; the final number comes from the title company’s settlement statement.

From an estimate to a real net sheet

Before you sign a listing agreement I prepare your net sheet with real documents: the payoff letter from your lender, the current tax bill, the HOA ledger and a title company quote. Most sellers find the gap between the estimate and the settlement statement is small when those four documents are on the table early. For the full explanation of each cost, with a worked example of a US$600,000 sale in Weston, read my guide to seller closing costs in Florida.

Frequently asked questions