The price a buyer pays isn't the amount you pocket. Several costs come out of your proceeds at closing, and knowing them ahead of time helps you set expectations and avoid surprises on settlement day. Here's a plain-English look at what sellers typically pay in Florida — and why some of it is negotiable in the contract.
The big one: real estate commissions
For most sellers, agent commissions are the largest closing expense. Commissions are negotiable and not set by law, and how they're structured has been evolving industry-wide, so it's worth discussing openly with your agent up front. What you pay covers the marketing, exposure, negotiation, and coordination that get your home sold — a full-service agent typically earns their fee through a stronger sale and a smoother process.
Because rates and structures vary, ask your agent to walk you through exactly what's included and what it will cost in your situation.
Florida documentary stamp tax on the deed
Florida charges a documentary stamp tax ("doc stamps") on the deed when property changes hands, and by longstanding custom the seller pays it. It's calculated per the sale price. The rate is the same across most of the state, with Miami-Dade County treated differently. Because it scales with your sale price, it's a meaningful line item worth anticipating early.
Title insurance and closing services
Florida title insurance premiums are set by the state, so every company charges the same rate for the same coverage — you can't shop for a cheaper premium. What varies is who customarily pays for the owner's policy, and it depends on the county:
- In much of Florida, the seller customarily pays for the owner's title insurance.
- In certain counties — including Miami-Dade, Broward, Collier, and Sarasota — the buyer customarily pays.
Either way, "custom" is just the starting point: the purchase contract ultimately decides who pays. You may also see a title search fee, closing/settlement fee, and document/recording charges split per local practice.
Prorations: settling up for the year
Some costs are shared based on the calendar. At closing, items you've paid ahead or owe are prorated so each side pays only for the time they owned the home:
- Property taxes — Florida taxes are billed in arrears, so sellers usually credit the buyer for the portion of the year they owned the home.
- HOA or condo dues — common in South Florida; prorated to the closing date, and the association typically issues an estoppel letter confirming what's owed.
Paying off what's still owed
Anything still attached to the property is cleared from your proceeds at closing:
- Mortgage payoff — the remaining loan balance plus any per-day interest and payoff fees.
- Liens or unpaid assessments, including any special HOA/condo assessments.
- Home warranty or agreed repair credits you offered the buyer during negotiations.
Don't forget the smaller lines
A few modest costs round things out: courier or wire fees, any attorney fees if you use one, and — if you're moving — overlap on utilities and moving expenses. Individually small, but worth including in your estimate.
Estimating your net proceeds
The number that actually matters is your net proceeds — sale price minus all of the above. Before you list, ask for a seller net sheet: a line-by-line estimate of costs and your likely take-home. It turns a vague worry ("how much will I actually clear?") into a clear number you can plan around, including your next purchase.
Eduardo Gil and the Delivers Realty team prepare a detailed net sheet for every seller, so you know your bottom line before you accept an offer — not after. For the full picture of the sale, see our seller's guide to selling your home and how to price your home to sell. If you're buying next, the flip side is covered in understanding closing costs.
A South Florida silver lining
One bright spot: Florida has no state income tax, so you won't owe state tax on your sale. Federal rules on capital gains still apply, and there can be an exclusion on the sale of a primary residence if you meet the requirements — a good question for your tax professional.
This is general educational information, not legal, tax, or financial advice. Costs, county customs, and tax rules change — confirm current Florida requirements and your specifics with your closing agent, attorney, or tax professional.