Florida seller net sheet and closing costs

These local rules can move the net by a lot.

• The homestead exemption and the Save Our Homes cap do not pass to the buyer. The county resets the value to market on the January 1 after the sale. So the seller's tax bill can be lower than what the buyer will pay. Sellers who move within Florida can often take part of their savings to the next home.
• The FAR/BAR contracts split property taxes using this year's bill with the largest (November) discount. Florida taxes are paid in arrears. So the seller credits the buyer from January 1 through the day before closing.
• Documentary stamp tax on the deed is $0.70 per $100 everywhere but Miami-Dade County. Miami-Dade charges $0.60 per $100 on single-family homes and condo units. It adds a $0.45 surtax on multi-family, commercial and vacant land. The seller pays it by custom.
• In most counties the seller pays for the owner's title policy and picks the title agent. In Miami-Dade, Broward, Sarasota and Collier the buyer usually pays for it. That moves thousands of dollars from one side of the sheet to the other.
• Under the FAR/BAR contract, the seller pays the condo and HOA estoppel fees. Order them early. Associations charge rush fees close to closing.

A Florida buyer pays about $8,147 in closing costs on a $370,000 home with 20% down. Cash to close is about $84,689. See Florida buyer closing costs and cash to close for the lender fees, mortgage taxes and prepaids.

In Florida, the seller usually pays the agent commission, their own loan payoff, the documentary stamp tax on deed and the owner's title policy. The buyer usually pays the lender fees and the lender's title policy. Each side pays its own settlement or escrow fee.

The seller usually pays for the owner's title policy in most of Florida: 63 of 67 counties. In Broward County, Collier County, Miami-Dade County and Sarasota County, the buyer usually pays for it. See the county table. In Florida, the state sets title insurance rates. So the owner's policy costs the same at every title company. A title company or attorney usually handles the closing.

FAR/BAR contract: seller pays deed doc stamps, owner's policy and title search where the seller picks the agent (most counties), municipal lien search, estoppel; buyer pays note stamps, intangible tax, lender's policy, endorsements, survey, and recording of deed and mortgage. In Miami-Dade, Broward, Sarasota and Collier the buyer customarily pays the owner's policy.

NetSheet.org is not tied to any title company. The net sheet works with any title or escrow company. See how it compares with title company net sheet tools.

Each side pays the taxes for the days it owns the home. Property taxes in Florida are paid in arrears, after the period they cover. So the seller usually credits the buyer for unpaid days up to closing. Taxes run about 0.89% of the home's value per year. By county, they run from 0.45% to 1.15%. Florida taxes are billed Nov 1 for the calendar year (4% discount in November); seller credits buyer for Jan 1 through closing when the bill is unpaid.

• floridarevenue.com
• flrules.org
• leg.state.fl.us

Checked 2026-09-30. A net sheet is an estimate. It is not a closing statement or tax advice. The title or escrow company gives the final figures. See a rate that looks wrong? Email [email protected].