One of the most common questions a South Florida seller has before agreeing to list is a simple one: what will I actually receive? The answer depends on several variables — your sale price, your outstanding mortgage, the costs of the transaction, and any credits you agree to in negotiation. This guide covers each category honestly.
The costs a Florida seller typically carries
Florida is unusual among U.S. states in that the seller customarily pays both real estate commissions and a larger share of the closing costs than buyers do in many other markets. The specific allocation can be negotiated, but the conventions below represent what most South Florida transactions look like:
Real estate commission Paid by the seller, typically calculated as a percentage of the sale price. Commission is negotiated as part of the listing agreement — not fixed by law. A properly structured listing agreement covers the seller's agent fee and the buyer's agent compensation, since activating the full buyer-agent network is a central part of marketing the property.
Documentary stamp tax Florida imposes a documentary stamp (doc stamp) tax on deeds at $0.70 per $100 of sale price in most of the state, and $0.60 per $100 in Miami-Dade County (where a different surtax structure applies). On a $1,000,000 sale, this is approximately $6,000–$7,000. This is one of the larger line items and is often overlooked in informal estimates.
Title insurance (owner's policy) In South Florida, the seller customarily pays for the owner's title insurance policy, though this is negotiable. The premium is regulated by the State of Florida and calculated on the purchase price. On a $1,000,000 transaction it is typically $5,750 or less, declining as a percentage at higher values.
Settlement or closing fee Paid to the title company or closing attorney managing the transaction. Typically ranges from $400 to $1,500 depending on complexity.
Prorated property taxes Florida property taxes are paid in arrears. At closing, the seller credits the buyer for the portion of the tax year that has elapsed — typically calculated from January 1 through the closing date. On a property with $25,000 in annual taxes, a mid-year closing means approximately $12,500 in prorated taxes credited to the buyer.
HOA estoppel fee In communities with homeowner associations, the seller must obtain an estoppel letter certifying the HOA account status and any outstanding balances. Fees vary by association but are generally $200–$500.
Concessions agreed in negotiation Buyers in South Florida — particularly in the condo market — sometimes request seller concessions toward their closing costs as part of an offer. These are negotiated, not fixed, and depend on market conditions, competing offers, and property-specific factors.
What is not typically a seller cost in Florida
Transfer taxes on loans: Florida does not impose a mortgage assumption fee at the seller level. The doc stamp on the new mortgage is paid by the buyer.
Home inspection: Buyers pay for their own inspection. Sellers may choose to commission a pre-listing inspection — this is a strategy decision, not a standard closing cost.
The calculation that matters: net proceeds
Net proceeds = Sale price − Outstanding mortgage balance − Seller closing costs − Any negotiated credits
The closing costs on a properly run South Florida transaction typically fall in the range of 5–8% of the sale price, depending primarily on the commission structure and any negotiated concessions. At the high end of the market, the percentage may be lower in absolute terms, though absolute dollar amounts are larger.
A professional seller analysis — a seller's net sheet — models this calculation for your specific property at multiple sale price scenarios. That is different from an automated estimate of home value; it is the document that tells you what you actually receive at each price point.
Why the net sheet is the starting document
Many sellers approach the listing decision by estimating the value of their property first, then working backward to what they will receive. The more reliable approach is to build the net sheet first: understand the cost structure, the outstanding loan balance, and the realistic price range — and then evaluate whether the net proceeds justify the transaction.
The Seller's Net Sheet modelled at representative sale prices for Miami-Dade, Broward, and Palm Beach County is available as a free download. A property-specific analysis requires knowing your address, current loan balance, and HOA structure — that is covered in the seller strategy review.
This article is for general informational purposes only and is not legal, tax, or financial advice. Closing cost figures are approximations based on common South Florida transaction conventions and Florida statutes as of publication; actual costs depend on the specific transaction, negotiated terms, property type, and applicable local fees. Carlos Uzcategui is licensed in Florida only. Consult a licensed title agent or real estate attorney for closing cost estimates specific to your transaction.