Free instant estimate of what you'll pay at closing on any Florida home purchase, sale, or refinance. Covers doc stamps, intangible tax, title insurance, recording fees, and HOA prorations across all 67 Florida counties — updated for 2026 rates.
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A Florida closing cost calculator helps you understand exactly what you'll owe on closing day before you sign the contract. Florida closing costs are a combination of state-mandated taxes (set by the Florida Department of Revenue), regulated title insurance premiums (set by the Florida Office of Insurance Regulation), county recording fees that vary from county to county, and the day-of-closing prorations of property taxes, HOA dues, and mortgage interest. Knowing your number ahead of time helps you negotiate confidently, plan your cash-to-close, and avoid surprises at the settlement table.
Atlantic Title Firm closes residential, commercial, FSBO, refinance, and investor transactions in all 67 Florida counties. We've built this calculator using the same Florida statutory rates we apply on real closings, so your number is grounded in actual law — not a national average that doesn't apply to your transaction. Below is a complete breakdown of every charge you'll see on a Florida closing settlement statement, who customarily pays it, and how the math works.
Florida charges a documentary stamp tax (often called "doc stamps") on every deed that transfers real property. The tax is $0.70 per $100 of the sale price — or $7.00 per $1,000 — in every Florida county except Miami-Dade. In Miami-Dade County the doc stamp rate on the deed is reduced to $0.60 per $100, but the county adds a surtax of $0.45 per $100 on transfers of property other than single-family homes, which can make total Miami-Dade doc stamps higher than other counties on multifamily and commercial deals.
In Florida, the seller customarily pays the doc stamp tax on the deed. On a $500,000 sale price outside Miami-Dade, the seller's doc stamp tax is $500,000 ÷ 100 × $0.70 = $3,500. The doc stamp is calculated on the gross sale price, not the net — financing concessions and seller credits don't reduce it.
If the buyer is financing the purchase, Florida also charges a doc stamp tax on the promissory note: $0.35 per $100 of the loan amount — or $3.50 per $1,000 — in every Florida county. On a $400,000 loan, the doc stamp on the note is $400,000 ÷ 100 × $0.35 = $1,400. The buyer (borrower) pays this. There is no doc stamp tax on a cash purchase, which is one reason cash buyers see lower total closing costs.
In addition to the doc stamp on the note, Florida charges a nonrecurring intangible tax of $0.002 per $1 ($2.00 per $1,000) on the principal amount of any new mortgage recorded against Florida real estate. The buyer pays this. On a $400,000 loan, the intangible tax is $400,000 × 0.002 = $800. Together, the doc stamp on the note plus the intangible tax effectively cost the buyer about $5.50 per $1,000 borrowed — a unique Florida buyer-side cost that catches out-of-state buyers off guard.
Florida is one of a handful of states where title insurance premiums are promulgated rates set by the Florida Office of Insurance Regulation. That means every Florida title agency charges the same premium for the same coverage — there is no shopping for a cheaper title insurance rate. The Florida owner's policy premium follows a sliding scale: $5.75 per $1,000 on the first $100,000 of liability, and $5.00 per $1,000 on the amount above $100,000. On a $500,000 purchase, the owner's policy premium is $575 (first $100K) + $2,000 (next $400K at $5/$1,000) = $2,575.
The lender's title insurance policy is generally required on every financed Florida transaction and runs as a much lower simultaneous-issue premium when the owner's policy is purchased at the same time. In most Florida counties the seller customarily pays for the owner's title insurance policy and chooses the closing agent (you can confirm via the FAR/BAR contract paragraph governing title). However in Miami-Dade, Broward, Sarasota, and Collier counties, custom flips and the buyer typically pays for the owner's policy and chooses the closing company. Our calculator uses the local convention based on the property county you enter.
Every Florida county clerk charges a fee to record the deed, mortgage, and other closing documents in the official records. Recording is $10.00 for the first page and $8.50 for each additional page of any recorded document — a state-uniform fee schedule under Florida Statute 28.24. A typical residential closing with a deed (2 pages) plus a mortgage (15-25 pages) plus assignments and satisfactions runs $120-$250 in total recording fees. The seller usually pays to record the deed, the buyer pays to record the mortgage and lender documents. Our calculator estimates recording at $175 — close to the actual median Florida residential closing.
The title agency charges a title search and examination fee for the 30-year chain-of-title search, lien and judgment searches, and the underwriter's commitment review. Atlantic Title Firm charges a flat $125 for residential title search and examination — with 48-hour turnaround, no add-ons. The settlement fee covers the closing agent's work coordinating with the lender, ordering payoffs, preparing the closing disclosure, conducting the signing, and disbursing funds. Florida settlement fees on residential transactions typically range from $450-$950 depending on complexity. Our transparent flat-fee pricing means you know your number up front.
Florida property taxes are paid in arrears — meaning the bill issued in November pays for the prior calendar year's taxes. At closing, the seller credits the buyer for the seller's share of the current-year tax (the period from January 1 through the closing date), based on either the most recent paid bill or the current property appraiser's assessment. HOA dues are similarly prorated to the closing date. These prorations are a transfer between buyer and seller — not money paid to the title company — but they impact your cash-to-close.
If the property is in a homeowners' association or condominium, the association will charge an estoppel fee ($100-$300 typical, with statutory caps under Florida Statute 720.30851 for HOAs and 718.116 for condos) to provide the written certificate of dues owed. Condo and HOA buyer applications/approval fees can add another $100-$500. These are not closing costs to the title company but they appear on the settlement statement.
| Cost | Usually paid by | Approx. amount |
|---|---|---|
| Doc stamp tax on deed | Seller | $0.70/$100 of sale |
| Doc stamp on note | Buyer (if financing) | $0.35/$100 of loan |
| Intangible tax on mortgage | Buyer (if financing) | $0.002 × loan amount |
| Owner's title insurance | Seller (most FL counties) | Promulgated FL rate |
| Owner's title insurance | Buyer (Miami-Dade, Broward, Sarasota, Collier) | Promulgated FL rate |
| Lender's title insurance | Buyer (if financing) | Simultaneous-issue discount |
| Recording deed | Seller | $10 first pg + $8.50/pg |
| Recording mortgage | Buyer | $10 first pg + $8.50/pg |
| Survey | Buyer (often) | $350-$700 |
| HOA estoppel fee | Seller | $100-$300 |
| Title search + settlement | Whoever picks closing agent | $450-$950 (we charge flat) |
Custom varies by county and is negotiable in the contract. The above reflects the most common Florida custom under the standard FAR/BAR contract.
Florida owner's title insurance premiums are promulgated rates set by the Florida Office of Insurance Regulation. Every Florida title agency — ours included — charges the exact same premium for the same coverage amount. The rate is calculated on the policy liability amount (typically the purchase price for the owner's policy or the loan amount for the lender's policy) using the tiered scale below.
| Policy Amount | Rate per $1,000 | How It's Applied |
|---|---|---|
| First $100,000 | $5.75 | First $100K of any policy |
| $100,001 – $1,000,000 | $5.00 | Next $900K above $100K |
| $1,000,001 – $5,000,000 | $2.50 | Next $4M above $1M |
| $5,000,001 – $10,000,000 | $2.25 | Next $5M above $5M |
| Over $10,000,000 | $2.00 | All liability above $10M |
Using the rate chart above, here's what the owner's title insurance premium looks like at typical Florida residential purchase prices:
| Purchase Price | Owner's Policy Premium | Math |
|---|---|---|
| $200,000 | $1,075 | $575 + ($100K × $5.00) |
| $300,000 | $1,575 | $575 + ($200K × $5.00) |
| $400,000 | $2,075 | $575 + ($300K × $5.00) |
| $500,000 | $2,575 | $575 + ($400K × $5.00) |
| $750,000 | $3,825 | $575 + ($650K × $5.00) |
| $1,000,000 | $5,075 | $575 + ($900K × $5.00) |
| $1,500,000 | $6,325 | $5,075 + ($500K × $2.50) |
| $2,000,000 | $7,575 | $5,075 + ($1M × $2.50) |
When the owner's policy and lender's policy are issued at the same closing (a "simultaneous issue"), Florida law gives the lender's policy a substantial discount — typically a flat $25 minimum charge for loan amounts up to the owner's policy liability, with a smaller per-thousand add-on for any loan amount that exceeds the purchase price (rare on residential purchases). This is one of the biggest reasons we recommend buyers purchase both policies together at closing rather than skipping the owner's policy — the lender's policy ends up nearly free, and you get permanent personal protection. Without the owner's policy, you have zero personal title coverage — the lender's policy protects only the bank.
Source: Florida Office of Insurance Regulation. Rates apply to standard ALTA owner's and lender's policies issued by Florida-licensed title agencies. Underwriter endorsements, simultaneous-issue add-on premium for jumbo loans, and certain enhanced coverage options may modify the final premium. Contact us for a transaction-specific quote.
Florida buyer closing costs typically run 2-5% of the purchase price on a financed purchase. The biggest line items for the buyer are the doc stamp on the note ($0.35/$100 of loan), the intangible tax on the mortgage ($0.002/$1), the lender's title insurance simultaneous-issue premium, recording the mortgage, and the buyer's share of prorated taxes/HOA. On a $400,000 financed purchase at 80% LTV, total buyer closing costs (excluding down payment) typically run $9,000-$14,000.
Florida seller closing costs typically run 6-10% of the sale price when the realtor commission is included, or 1-3% of the sale price excluding commission. The biggest seller items are realtor commission (usually 5-6% of sale), the doc stamp on the deed ($0.70/$100 of sale outside Miami-Dade), the owner's title insurance premium in most counties, the HOA estoppel, and a small share of recording fees. A $500,000 sale outside Miami-Dade with a 6% commission and a typical title situation totals seller costs around $36,000-$40,000.
In most Florida counties, the seller customarily pays for the owner's title insurance policy and selects the closing agent. In four counties — Miami-Dade, Broward, Sarasota, and Collier — the custom flips and the buyer typically pays for the owner's policy and picks the closing company. The FAR/BAR contract has a check-box specifying who pays. Whoever pays for the owner's policy picks the closing agent. The lender's title insurance policy is always paid by the buyer when there is financing.
Some Florida closing costs are negotiable, others are not. Doc stamp tax, intangible tax, recording fees, and title insurance premiums are state-mandated — every Florida title agency charges identical amounts, so these are not negotiable. Negotiable items include who pays which closing costs (the contract can allocate them either way), realtor commission percentages, seller credits toward buyer closing costs, settlement/closing-agent fees, and lender origination charges. In a buyer's market, sellers sometimes agree to pay 1-3% of the buyer's closing costs as a concession.
The Florida documentary stamp tax is a state tax on documents that transfer real property or evidence a debt. It applies in two places at closing: $0.70 per $100 of the sale price on the deed (paid by the seller, with a reduced $0.60/$100 rate in Miami-Dade County), and $0.35 per $100 of the loan amount on the promissory note (paid by the borrower). The tax is collected by the county clerk when the documents are recorded and remitted to the Florida Department of Revenue.
Our calculator applies the same Florida statutory rates and customary fee structures we use on real closings every day. It is highly accurate for typical residential transactions. Actual costs may vary by a few hundred dollars depending on county-specific recording differences, lender requirements (appraisal, survey, flood certification), HOA estoppel costs, prorations as of your specific closing date, and any negotiated cost-allocation in your contract. For an exact, confirmed number for your specific transaction, contact our team — we provide signed good-faith estimates within one business day.
Use this calculator for a strong estimate, then talk to our team for a transaction-specific good-faith estimate, MLS-ready closing cost addendum, or to order title.