Closing costs in Florida combine state taxes, title insurance, recording fees and loan charges. The biggest state item is the documentary stamp tax on the deed: $0.70 per $100 of the price in every county except Miami-Dade, where it is $0.60 per $100. Buyers with a mortgage also pay $0.35 per $100 in doc stamps on the loan plus a 0.2% intangible tax.

The rest depends on your purchase contract, your lender and your county. Some charges are fixed by Florida law or rule, such as the tax rates and title insurance premiums. Others, like lender fees, settlement fees and HOA charges, vary from deal to deal, so the only reliable number is the one on your own paperwork.

Below we split the costs into what buyers typically see and what sellers typically see, with the official rates behind each line. For a quick estimate with your own numbers, try our Florida closing cost calculator.

  • Deed doc stamps: $0.70 per $100 statewide; $0.60 per $100 in Miami-Dade, plus a $0.45 surtax unless the deed transfers only a single-family dwelling.
  • Mortgage taxes: $0.35 per $100 doc stamps plus 2 mills (0.2%) nonrecurring intangible tax.
  • Title insurance: premiums are set by state rule, so the premium itself is the same at every Florida title company.
  • Who pays: under Florida law all parties to a document are liable for doc stamps; your contract decides who actually pays each item.

Florida’s government taxes and fees at closing

These are the costs that come straight from Florida statutes. They are calculated on the price or the loan amount and paid to the county clerk when documents are recorded.

Documentary stamp tax on the deed

Section 201.02 of the Florida Statutes sets the tax on deeds at 70 cents for each $100 of consideration. On a $400,000 home, that is $2,800. Miami-Dade County is the exception: the base rate is $0.60 per $100, and a $0.45 per $100 surtax applies unless the deed transfers only a single-family dwelling. The Florida Department of Revenue’s own example shows a $500,000 vacant lot in Miami-Dade owing $3,000 in base tax plus $2,250 in surtax.

The Department of Revenue is clear on one point: all parties to the document are liable for the tax, regardless of which party agrees to pay it. In practice, who pays is written into the purchase contract, and the custom differs by county, so read that clause carefully.

Doc stamps on the note and the intangible tax on the mortgage

If you finance the purchase, section 201.08 adds a tax of 35 cents per $100 on the loan. Promissory notes alone are capped at $2,450, but mortgages recorded in Florida have no cap. On top of that, Florida charges a nonrecurring intangible tax of 2 mills (0.002) on loans secured by Florida real estate. The lender is the taxpayer, but the Department of Revenue notes the lender may pass the cost to the borrower, which is why it usually shows up on the buyer’s side.

Example: on a $320,000 mortgage, doc stamps on the loan are $1,120 and the intangible tax is $640.

Recording fees

The county clerk charges to record the deed, the mortgage and other documents. Section 28.24 sets base charges, and with the additional fees required by law, the Miami-Dade Clerk lists $10 for the first page and $8.50 for each additional page for most documents. Recording costs are usually modest compared with the taxes above.

Buyer closing costs in Florida

Most of what a buyer pays comes from the mortgage. The federal Consumer Financial Protection Bureau (CFPB) lists items such as appraisal fees, title insurance, government taxes, and prepaid property taxes, homeowners insurance and interest. If you pay cash, many of these lines disappear.

Buyer cost How it is set Example or rule
Doc stamps on the note/mortgage s. 201.08, F.S. $0.35 per $100 of the loan
Nonrecurring intangible tax s. 199.133, F.S. 2 mills (0.2%) of the loan
Lender’s title insurance policy Rule 69O-186.003, F.A.C. Minimum $25 when issued with an owner’s policy, up to the owner’s policy amount
Recording the mortgage (and deed, if agreed) County clerk, s. 28.24 $10 first page, $8.50 each extra page (Miami-Dade)
Lender fees (origination, appraisal, credit report) Set by your lender Listed on your Loan Estimate
Prepaid items and escrow deposit Loan terms and closing date Insurance, property taxes, interest
Home inspection and survey Private providers Varies; negotiate or shop

Lender fees and your Loan Estimate

Your lender must give you a Loan Estimate within three business days of receiving your application, and a Closing Disclosure at least three business days before you close. Compare the two line by line. These forms are the best way to see your real Florida closing costs as a buyer, because they include fees no article can predict.

Prepaid items and property tax proration

Florida property taxes are due on November 1 for the current year and become delinquent on April 1 of the following year (or 60 days after the tax notice is mailed, if later). Paying early earns a discount of 4% in November, 3% in December, 2% in January and 1% in February. Because the bill arrives late in the year, the seller has usually not yet paid the current year’s taxes at closing, so the contract typically splits them by date, with the seller crediting the buyer for the days they owned the home. If you plan to live in the home, look at the Florida homestead exemption, which can lower future bills.

Seller closing costs in Florida

For sellers, the largest items are usually the real estate commission, the deed doc stamps (when the contract assigns them to the seller), and any payoff of the existing mortgage. Commissions are fully negotiable and not set by law, as the National Association of Realtors (NAR) itself states. Read more in our guide to real estate commission in Florida.

Seller cost How it is set Example or rule
Doc stamps on the deed (if the contract assigns them) s. 201.02, F.S. $2,800 on a $400,000 sale ($0.70 per $100)
Owner’s title insurance (if the contract assigns it) Rule 69O-186.003, F.A.C. $2,075 premium on a $400,000 policy
Real estate commission Negotiated in the listing agreement Not set by law
HOA or condo estoppel certificate s. 720.30851 / s. 718.116, F.S. Base cap $250, plus up to $100 rush and $150 if delinquent
Mortgage payoff and release recording Your lender and county clerk Per payoff letter
Prorated property taxes Purchase contract Credit to buyer for days owned

Title insurance premiums

Florida’s Office of Insurance Regulation rule 69O-186.003 sets title insurance premiums: $5.75 per $1,000 for the first $100,000 of coverage, $5.00 per $1,000 from $100,000 to $1 million, and $2.50 per $1,000 from $1 million to $5 million, with a $100 minimum. That makes the premium on a $400,000 owner’s policy $2,075. When a lender’s policy is issued at the same time for no more than the owner’s policy amount, its premium can be as low as $25. A lower reissue rate can apply in some cases, for example when the seller’s own policy was issued less than three years earlier. Settlement and search fees charged by the title agent are separate from the premium, so ask for a quote.

HOA and condo estoppel certificates

If the home is in an HOA or condominium, the association must deliver an estoppel certificate, which states what is owed, within 10 business days of a request. Florida law caps the fee at $250 when no money is past due, plus up to $100 for delivery within 3 business days and up to $150 more if the account is delinquent. These caps are adjusted every five years for inflation, so confirm the current amount with the association. If the sale does not close, a payor other than the owner can request a refund.

How to keep Florida closing costs down

  • Compare Loan Estimates from more than one lender; the format is standard, so line items are easy to compare.
  • Negotiate who pays doc stamps, the owner’s title policy and the survey before you sign the contract.
  • Ask the title agent whether a reissue rate applies.
  • Confirm wiring instructions by phone using a number you already trust. The CFPB warns that closing scams often look like legitimate emails from real estate professionals.
  • Work with a licensed professional; you can verify a real estate license with the state and browse brokerages in Miami-Dade County or Orlando.

Selling? Start by learning what your home might be worth: estimate your home’s value for free. It is an estimate, not an appraisal.

Frequently asked questions

How much are closing costs in Florida for a buyer?

It depends on your loan and contract. A financed buyer usually pays doc stamps of $0.35 per $100 of the loan, a 0.2% intangible tax, the lender’s title policy, recording fees, lender fees and prepaid items; your Loan Estimate shows the full amount.

What are seller closing costs in Florida?

Sellers commonly pay the real estate commission, any mortgage payoff, prorated property taxes and, when the contract assigns them, the deed doc stamps ($0.70 per $100 outside Miami-Dade) and the owner’s title insurance premium.

Who pays documentary stamp tax in Florida?

Under Florida Department of Revenue guidance, all parties to the document are liable for the tax regardless of who agrees to pay. The purchase contract decides who actually pays, and the custom varies by county.

Is title insurance cheaper at one Florida title company than another?

No, the premium itself is set by Florida rule 69O-186.003, so it is the same everywhere. Other title company charges, such as settlement or search fees, are not part of that premium and can differ.

How much can an HOA charge for an estoppel certificate in Florida?

The statute caps the fee at $250 when nothing is past due, plus up to $100 for delivery within 3 business days and up to $150 if the account is delinquent. The caps are adjusted every five years for inflation, so check the current figure.

When will I get my Closing Disclosure?

Your lender must give you the Closing Disclosure at least three business days before closing, so you have time to compare it with your Loan Estimate and ask questions.

Sources

This article is for general information only and is not legal, tax or financial advice. Amounts and rules change: confirm them with the official sources linked above or with a licensed professional before making decisions.