Selling a House in Florida: The Complete Guide to Doc Stamps, Closing Costs & Timeline (2026)

Selling a home in Florida is generally seller-friendly — no state income tax, well-established title and escrow customs, and a steady stream of out-of-state buyers fueling demand. But Florida does have one significant seller-side tax that catches a lot of sellers off guard: the Documentary Stamp Tax on deeds, commonly called doc stamps. This guide walks through exactly what Florida sellers pay, when they get paid, and how to estimate what actually lands in their bank account.

For a personalized number based on your sale price, county, and mortgage payoff, use the Florida Net Proceeds Calculator — this guide explains the "why" behind those numbers.

Overview: What Selling a Home in Florida Actually Looks Like

Florida sellers typically pay between 6% and 9% of the sale price in total closing costs, with real estate commission and the Documentary Stamp Tax making up the two largest line items. Beyond that, the seller side covers title insurance (in most counties), part of the closing/escrow fee, recording fees, and any HOA or condo association transfer charges.

The mechanics are familiar: list, accept an offer, open escrow at a title company (or with a real estate attorney in some markets), complete inspections, and close — typically within 30–45 days. Funds usually disburse the same day or next business day after recording.

Florida Documentary Stamp Tax ("Doc Stamps") — The Big One

The Florida Documentary Stamp Tax is the state's version of a transfer tax, and it's by custom paid by the seller in nearly every Florida transaction (though it's technically negotiable in the purchase contract). It's collected at closing and remitted to the Florida Department of Revenue when the deed is recorded.

Standard Rate (All Counties Except Miami-Dade)

In every Florida county except Miami-Dade, the rate is $0.70 per $100 of the sale price (effectively 0.70%). On a $500,000 sale that's $3,500. On a $1,000,000 sale that's $7,000. Round up to the next $100 increment when calculating.

Miami-Dade County (Special Rate)

Miami-Dade County has its own structure:

• Base rate: $0.60 per $100 of sale price (0.60%) on all deeds.
• Surtax: an additional $0.45 per $100 (0.45%) applies to deeds of property other than a single-family residence. Single-family homes are exempt from the surtax.
• Net effect: single-family home sales in Miami-Dade pay $0.60 per $100 ($3,000 on a $500K sale). Condos, multifamily, and other non-single-family property pay $1.05 per $100 combined ($5,250 on a $500K sale).

Quick Examples

• $500,000 single-family home in Orlando (Orange County): $3,500
• $500,000 single-family home in Miami-Dade: $3,000
• $500,000 condo in Miami-Dade: $5,250
• $1,200,000 single-family home in Tampa (Hillsborough County): $8,400

Note: Florida also imposes doc stamps on new mortgage notes ($0.35 per $100), but that's typically a buyer cost on a purchase, not a seller cost on the deed.

Florida Seller Closing Costs: The Full Breakdown

1. Real Estate Commission

Commission is usually the largest single seller cost. Rates are negotiable, and following recent industry-wide changes to how commissions are disclosed, more sellers are negotiating directly with their agents. Combined listing and buyer's agent commission commonly ranges from 5% to 6% of the sale price, paid by the seller at closing.

2. Owner's Title Insurance Policy

Florida is a title insurance state, and the owner's policy (which protects the buyer) is paid at closing. Who pays varies by county custom:

• Seller pays the owner's policy in most Florida counties — including Miami-Dade, Broward, Sarasota, and Collier.
• Buyer pays the owner's policy in some counties, including parts of Pinellas and a handful of others.
• Throughout most of the state (Orlando, Tampa, Jacksonville, and the rest of Central and North Florida), allocation is governed by local custom — your title company will confirm what's standard for your county.

Florida title insurance premiums are set by the state at promulgated rates, so the premium is the same at every title company. On a $400,000 home, the owner's policy is roughly $2,000; on a $700,000 home, around $3,500. Where the seller pays it, this is one of the largest fixed costs on the seller's net sheet.

3. Closing / Escrow / Settlement Fees

Florida closings are handled by title companies in most of the state and by real estate attorneys in much of South Florida (especially Miami-Dade and Broward). The closing fee is typically split between buyer and seller, with the seller's share running a few hundred dollars depending on sale price and provider.

4. Recording Fees & Miscellaneous

County recording fees on the deed are small — typically under $100. Sellers may also see modest line items for a title search update, courier/wire fees, and (in HOA and condo properties) HOA/condo transfer fees and estoppel fees, which commonly run $200–$500 combined.

5. Property Tax Prorations

Florida property taxes are paid in arrears on a calendar-year basis (bills come out in November). At closing, the seller gives the buyer a prorated credit for the portion of the year already owned but not yet billed. On homesteaded properties with a low assessed value (Florida's Save Our Homes cap can hold assessments well below market value), this is modest. On non-homestead and recently purchased properties, prorations can be a meaningful number.

Florida Has NO State Income Tax — Why That Matters at Sale

Florida is one of the few states with no state income tax, and therefore no state capital gains tax. For sellers, that has two practical effects:

• Any taxable federal capital gain on the sale is taxed only at the federal level — Florida adds nothing on top.
• Sellers relocating from high-tax states (California, New York, New Jersey) often plan the timing of a Florida home purchase and prior-state home sale around establishing Florida residency, which can materially reduce state tax exposure on the gain or on other income in the same year. This is a coordination question to walk through with a CPA, not something to DIY.

Florida Capital Gains Tax When Selling Your Home

The Federal Exclusion (Section 121)

If the home you're selling has been your primary residence for at least 2 of the last 5 years, you can exclude:

• Up to $250,000 of capital gain if you're a single filer
• Up to $500,000 of capital gain if you're married filing jointly

For most Florida owner-occupants, this exclusion eliminates federal tax on the sale entirely. Anything above the exclusion is taxed at the federal long-term rate of 0%, 15%, or 20% depending on income.

Investment Properties & 1031 Exchanges

If the property is a rental or investment property (not a primary residence), the Section 121 exclusion doesn't apply, and depreciation recapture adds to the taxable gain. Many Florida investors use a 1031 exchange to defer federal tax by reinvesting proceeds into another like-kind property.

This is general information, not tax advice. Capital gains calculations depend on your specific cost basis, improvements, filing status, and income. Consult a CPA before listing.

Florida Timeline: Contract to Close

Once a home goes under contract, Florida closings typically run 30 to 45 days, with 30 days being the most common default when a buyer is financing. Cash sales — very common in Florida, especially in South Florida and 55+ communities — often close in 10–21 days. From listing to closed sale, total timeline depends on local market conditions and price point.

Tips for Sellers in Major Florida Markets

Miami

South Florida is heavily condo-driven, and condo deals carry extra steps: estoppel certificates, association approval, and (post-Surfside) structural integrity and reserve disclosures. Build extra days into your timeline for association responses. Doc stamps in Miami-Dade follow the special rate above — single-family homes get the $0.60/$100 rate; condos pay $1.05/$100. Closings are typically attorney-led.

Orlando

Central Florida sees heavy out-of-state buyer activity. Many Orlando-area communities are HOA-governed; confirm transfer fees, estoppel fees, and any capital contribution requirements early. Doc stamps follow the standard $0.70/$100 rate.

Tampa

Tampa Bay (Hillsborough, Pinellas, Pasco) is a fast-moving but increasingly nuanced market. Pinellas in particular has pockets where buyer pays the owner's title policy — confirm with your title company before quoting net proceeds. Flood zone and post-storm wind mitigation disclosures carry real weight here.

Jacksonville

Duval County and the surrounding counties (Clay, St. Johns, Nassau) are predominantly single-family markets with seller-paid owner's title insurance as the standard. Doc stamps follow the $0.70/$100 rate. Closings are typically title-company-led.

Fort Lauderdale

Broward County mirrors much of Miami-Dade's structure — attorney-led closings, condo-heavy inventory, and the same post-Surfside disclosure requirements for condos. Doc stamps follow the standard $0.70/$100 rate (the Miami-Dade special rate does not apply in Broward).

Tips for Maximizing Your Net Proceeds

• Get a payoff quote early. Mortgage payoff amounts include accrued interest, and an outdated estimate can throw off your entire net sheet.
• Confirm county custom on title insurance. In counties where buyer typically pays, don't let a contract quietly shift it to you.
• Budget doc stamps from day one. On a $700K sale outside Miami-Dade, that's nearly $5,000 in tax. It belongs in your net sheet from the first conversation.
• Order condo/HOA estoppels early. Slow association responses are the #1 cause of last-minute closing delays in Florida.
• Track your cost basis. Major improvements, original closing costs, and selling expenses all increase your basis and reduce federal taxable gain.
• Run the numbers before you price the home, not after you accept an offer.

Frequently Asked Questions

How much is the Florida Documentary Stamp Tax when I sell?

In every Florida county except Miami-Dade, doc stamps on the deed are $0.70 per $100 of sale price (0.70%) — for example, $3,500 on a $500,000 sale. In Miami-Dade, single-family homes pay $0.60 per $100 and other property types pay $1.05 per $100 combined.

Who pays title insurance in Florida?

It depends on county custom. In most Florida counties — including Miami-Dade, Broward, Sarasota, and Collier — the seller customarily pays the owner's title insurance policy. In parts of Pinellas and a handful of other counties, the buyer pays. Throughout the rest of the state, local custom governs and your title company will confirm.

Does Florida have a state capital gains tax on home sales?

No. Florida has no state income tax and no state capital gains tax. Federal capital gains may still apply on profit above the IRS exclusion ($250,000 single / $500,000 married filing jointly) if you meet the 2-of-5-year ownership and use tests.

How much are total closing costs for sellers in Florida?

Most Florida sellers pay between 6% and 9% of the sale price in total closing costs. Real estate commission and doc stamps are the two largest line items; owner's title insurance is usually the next largest where the seller pays it.

How long does it take to close on a home sale in Florida?

Most Florida closings run 30 to 45 days from contract to close when the buyer is financing. Cash sales often close in 10–21 days. Condo sales can take slightly longer due to association approval and estoppel timelines.

Can I estimate my exact net proceeds before listing?

Yes — use the Florida Net Proceeds Calculator to get a personalized estimate based on your sale price, county, mortgage payoff, commission rate, and Florida-specific closing costs.