When you sell a Florida home FSBO, the Closing Disclosure (or, for cash sales, the ALTA settlement statement) is the single document that determines what you walk away with. Get the prorations wrong and you give the buyer money you do not owe. Forget a credit and you leave money on the table. Miss a fee and you find out at the table — when changing it requires re-disclosing under TRID and pushing your closing back three business days.
Atlantic Title Firm has prepared closing disclosures and settlement statements on thousands of Florida transactions. We know exactly how Florida property tax prorations work (paid in arrears, prior-year basis), how documentary stamps are calculated (and the Miami-Dade exception), how HOA estoppel charges flow through, and how to reconcile lender-side and seller-side CDs so there are no surprises on closing day.
3days
TRID Pre-Close Delivery
$0.70
Per $100 FL Doc Stamps
67
FL Counties
ALTA
Cash Sale Statements
What's on the CD
Every Line, Explained
Purchase Price & Adjustments
The agreed contract price, plus any negotiated credits (repair credits, closing cost credits, seller concessions) flowing to or from the buyer.
Property Tax Proration
Florida property taxes are paid in arrears. We calculate the seller's portion (January 1 through closing date) using the prior-year tax bill as the proxy.
HOA Estoppel & Proration
If the property is in an HOA or condo, we obtain an estoppel letter showing dues paid through closing, then prorate accordingly and pay the association at close.
Florida Documentary Stamps
Doc stamps on the deed are $0.70 per $100 of purchase price in most Florida counties, $0.60 per $100 in Miami-Dade — paid by the party designated in the contract.
Title Insurance Premium
Owner's title insurance in Florida is a one-time premium set by the state. We calculate the correct premium for your purchase price and reflect it on the right side.
Recording Fees & Settlement Charges
County recording fees, courier fees, wire fees, and the title agency settlement fee — every cost itemized so there are no surprises.
TRID Timing & Re-Disclosure
Why the 3-Day Rule Matters
For any closing involving a TRID-covered mortgage, the buyer must receive the final Closing Disclosure at least three business days before closing. That is a federal rule, not a guideline. If something changes inside the 3-day window — a fee adjustment, a credit, an APR change — re-disclosure can be required, which resets the clock and pushes your closing date.
For unrepresented FSBO sellers, this matters because a last-minute discovery (an unpaid HOA assessment, an open lien, a re-quoted insurance premium) can blow up your closing date. Atlantic Title Firm gets the Closing Disclosure into draft form as early as possible, runs HOA estoppel and tax verification up front, and confirms numbers with both the lender and the seller before final delivery — so the 3-day clock starts cleanly and your closing happens on the date you committed to.
Our Process
How We Build Your CD
1
Gather Inputs
Contract, title commitment, payoff letter, HOA estoppel, lender package, tax verification — all collected up front.
2
Calculate & Draft
We calculate every proration and Florida statutory fee, then draft the CD or ALTA statement for internal review.
3
Reconcile with Lender
For financed deals we reconcile our seller-side numbers with the lender's buyer-side CD to the penny.
4
Deliver & Walk Through
Final CD or ALTA goes to you 1–3 days before closing. We walk through every number so there are no surprises.
Common Questions
Closing Disclosure FAQ
What is a Closing Disclosure in a Florida FSBO sale?
The Closing Disclosure (CD) is the federal five-page form required for any closing involving a buyer using a federally regulated mortgage. It itemizes every dollar of the transaction — purchase price, loan terms, prorations, credits, closing costs, doc stamps, recording fees — for both buyer and seller. Cash FSBO transactions typically use an ALTA settlement statement instead, which serves the same itemization purpose without the TRID-required CD format.
Who prepares the Closing Disclosure in a FSBO sale?
For financed FSBO sales, the buyer's lender prepares the borrower-side CD and the settlement agent (Atlantic Title Firm) prepares the seller-side CD and coordinates with the lender on numbers. For cash FSBO sales, we prepare a complete ALTA settlement statement covering both parties. Either way, the title company is responsible for accurate prorations, fees, and tax calculations.
How are Florida property taxes prorated on a Closing Disclosure?
Florida property taxes are paid in arrears (November) and prorated at closing using the prior year's tax amount as the proxy. The seller credits the buyer for the seller's share of the tax year (January 1 to closing date). The contract sometimes calls for reproration when the current year's tax bill arrives, especially if it differs materially from the prior year.
What Florida-specific fees appear on a FSBO Closing Disclosure?
Florida-specific line items typically include: documentary stamp tax on the deed ($0.70 per $100 of purchase price in most counties, $0.60 per $100 in Miami-Dade), documentary stamp tax on the note (for financed deals, $0.35 per $100), nonrecurring intangible tax on the mortgage ($0.002 per $1 of mortgage amount, financed deals only), county recording fees, HOA estoppel charges, and the title insurance premium.
Can the buyer and seller see each other's Closing Disclosure?
In financed transactions, the buyer and seller each receive their own side of the CD; the lender is not required to share the buyer's full CD with the seller. In cash FSBO transactions using an ALTA settlement statement, both parties typically see and sign the same combined statement. Atlantic Title Firm always reviews the numbers with each party before signing to make sure there are no surprises at the closing table.
When will I see the Closing Disclosure before closing?
For financed transactions, federal TRID rules require the buyer to receive the CD at least three business days before closing. Atlantic Title Firm aims to deliver the seller-side CD or ALTA statement to the seller 1–2 business days before closing so there is time to review and ask questions.
