Free Tool · 2026 Florida Closing Costs · By Beth

Florida Seller Net Sheet Calculator: See What You Actually Keep at Closing

Before you list, you should know one number cold — what hits your bank account the day you close. This calculator builds a full seller net sheet live: enter your sale price and a few details, and watch commission, Florida documentary stamp tax, title insurance, prorated taxes, and your mortgage payoff resolve into one net-proceeds figure. Switch to Buyer Estimate mode if you are buying your next home, too.

Built by Beth McKeone·Reviewed by James “Griff” Griffis·Last verified May 2026

Your sale

Shown on the printed net sheet so you can track which home it's for.

$
$

0 if the home is owned free and clear

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%
$

A common estimate is ~1.1% of the sale price

$

0 if none agreed

In Broward County the buyer customarily pays.

Estimated net proceeds to seller

$603,934

Updates live as you change inputs

Net proceeds$604K
  • Net proceeds to you
  • Mortgage payoff
  • Closing costs
  • Prorated property tax

The net sheet

Sale price$650,000
Total closing costs−$42,618
Mortgage payoff−$0
Prorated property tax owed to buyerFlorida taxes are paid in arrears — seller credits the buyer for Jan 1 to closing−$3,448
Net at close$603,934

Closing cost detail

Listing brokerage (3%)$19,500
Buyer's agent (2.5%)$16,250
Documentary stamp tax (deed)0.70% — Broward County$4,550
Settlement / closing fee$750
Document preparation$250
Title search & exam$200
Recording fee (deed)$19
Technology / e-recording fee$99
Courier / wire fee$150
Municipal lien search$400
HOA / condo estoppel fee$450
Total closing costs$42,618

Want this verified by a real agent?

Estimate only. Every figure is an approximation of standard fees for a typical Florida residential transaction and may not include all costs. Title insurance uses the state promulgated rate; documentary stamp tax follows Broward County. Final numbers come from your closing agent's settlement statement. Real estate commissions are not set by law and are fully negotiable.

How to read your net sheet

The headline number is your net at close: sale price minus every closing cost, minus your mortgage payoff, minus the property-tax credit you owe the buyer. The donut shows how the sale price splits four ways, so you can see at a glance how much of the price is actually yours.

  • ✦Documentary stamp tax and title insurance are fixed by Florida rule; those two lines are exact for your county and price.
  • ✦Prorated property tax grows the later in the year you close, because you owe the buyer for more of the year.

What the calculator doesn't capture

Repairs and credits from inspection

A buyer's inspection often produces a repair list or a price credit. Until you are under contract there is no way to estimate it; add it to “Other costs” once you know the number.

Capital gains tax

Net proceeds are not the same as taxable gain. The federal primary-residence exclusion shelters up to $250,000 of gain ($500,000 for a married couple) if you qualify. Florida has no state income tax, but confirm your situation with a CPA.

Your exact mortgage payoff

A payoff letter includes per-diem interest to the funding date and any small lender fees. Use your current principal balance here, then add estimated payoff interest under fee assumptions for a closer figure.

Want a net sheet built on your actual home?

Send us your address and target price and we'll run the real numbers.

Beth or Griff will come back within 24 hours with a line-by-line net sheet on real county figures, a current title quote, and a pricing read on what your home should actually list for.

Read next

Sources & methodology

  • Documentary stamp tax rates: Florida Department of Revenue, $0.70 per $100 statewide, $0.60 per $100 on a Miami-Dade single-family residence.
  • Owner's title insurance: Florida promulgated “basic rate” schedule set by the Office of Insurance Regulation.
  • Property tax proration: Florida taxes are assessed for the calendar year and paid in arrears; seller credits the buyer from January 1 to the closing date.
  • Third-party fees (settlement, estoppel, lien search, survey, recording) use typical 2026 South Florida defaults and are fully adjustable in the tool.

Seller net sheet: frequently asked questions

What is a seller net sheet?+
A seller net sheet is an itemized estimate of what a home seller actually walks away with at closing. It starts from the sale price, subtracts every seller-side cost (real estate commission, documentary stamp tax on the deed, title insurance, settlement and recording fees, prorated property taxes, and any buyer concession) then subtracts the mortgage payoff. What is left is your estimated net proceeds, sometimes called your "net at close." This calculator builds that net sheet live as you type.
What are the typical closing costs for a seller in Florida?+
Outside of the real estate commission, a Florida seller typically pays the documentary stamp tax on the deed ($0.70 per $100 of sale price, or $0.60 in Miami-Dade), the owner's title insurance premium in most counties, a settlement or closing fee, document preparation, title search, recording fees, and (where applicable) an HOA or condo estoppel fee and a municipal lien search. Commission aside, seller closing costs commonly run roughly 1% to 3% of the sale price. The calculator itemizes each line so you can see exactly where the money goes.
Who pays for owner's title insurance in Florida: the buyer or the seller?+
It depends on the county. In Miami-Dade, Broward, Sarasota, and Collier counties the buyer customarily pays for the owner's title insurance policy. In the rest of Florida's 67 counties the seller customarily pays, and the paying party typically chooses the closing agent. "Customary" is only a starting point: like every line in a Florida contract, it is negotiable. The calculator pre-sets the county custom and lets you flip it.
How is the documentary stamp tax on the deed calculated?+
Florida charges a documentary stamp tax on the deed of $0.70 for every $100 of the sale price (rounded up to the next $100) in all counties except Miami-Dade, where the rate on a single-family residence is $0.60 per $100. On a $650,000 sale that is about $4,550 statewide, or $3,900 in Miami-Dade. This tax is almost always paid by the seller and is collected by the clerk of court when the deed is recorded.
How does property tax proration work for a Florida seller?+
Florida property taxes are paid in arrears; the bill for the current calendar year arrives in November. Because the buyer will pay that full bill, the seller credits the buyer at closing for the share of the year the seller owned the home: from January 1 through the closing date. The calculator estimates this as your annual tax multiplied by the fraction of the year elapsed at closing. It is a credit to the buyer, so it reduces your net proceeds.
Is the real estate commission negotiable?+
Yes. Real estate commissions are not set by law and are fully negotiable between a seller and the listing brokerage. The calculator defaults to a listing-side and buyer-agent percentage you can change to match your listing agreement. Following the 2024 industry settlement, how the buyer's agent is compensated is negotiated up front; talk through the options with your agent before you list.
How accurate is this net sheet calculator?+
It is built for decision-grade estimates, not for the closing table. Title insurance uses the exact Florida promulgated rate, and documentary stamp tax follows the correct county rate; those lines are precise. Third-party fees (settlement, estoppel, lien search, survey) use typical South Florida defaults that you can adjust. Your mortgage payoff and the exact proration depend on your lender and closing date. The binding numbers always come from the closing agent's settlement statement a few days before closing.
Should I also look at the buyer side?+
If you are buying your next home (in Florida or out), the same tool has a Buyer Estimate mode that shows your monthly payment and total cash to close, including down payment, prepaids, and buyer closing costs. Use the toggle at the top of the calculator, or visit the dedicated buyer estimate page.