Who Pays Closing Costs in Florida? Calculator and line-by-line breakdown
Updated September 2026
Florida closing costs are a list, not a percentage. This estimate builds the list for you, line by line and with the basis for each number, for the buyer or the seller, in Miami-Dade or Broward, so the closing statement reads like something you have already seen.
How much are closing costs in Miami?
For a financed purchase in Miami-Dade, the buyer typically pays state doc stamps on the note and intangible tax on the loan, owner’s and lender’s title insurance, lender and settlement fees, recording, a survey and appraisal, and prepaid taxes and insurance. The seller customarily pays doc stamps on the deed. The exact total depends on price, loan amount and county custom; the estimate below itemizes it.
What will closing cost?
A line-by-line estimate of Florida closing costs for the buyer or the seller, using the customs of Miami-Dade or Broward and the state tax rates.
Estimates only, built from published Florida tax rates and typical South Florida fees. Who pays what is custom, not law, and is negotiable in the contract. Confirm every figure with your title company and lender before you rely on it.
What each line is, and who usually pays it
Enter the purchase price, the down payment as a percentage or a dollar amount, the loan type and the county, then choose whether you are the buyer or the seller. The result lists every estimated line with its basis, a subtotal, a likely range, and for buyers the total cash needed at closing with the down payment included. Change any input and the estimate updates.
Florida levies two taxes on a mortgage, both paid by the borrower: documentary stamps on the note and the intangible tax on the loan amount. Documentary stamps on the deed are a tax on the sale itself and are paid by the seller by custom in both Miami-Dade and Broward. Miami-Dade applies a lower deed rate to single-family residences than the statewide rate, which is why the tool sets a different default for each county and lets you edit it.
Owner’s title insurance is priced on a rate schedule promulgated by the state, so the premium is the same at every title company. Who pays it is set by the contract: under the Florida Realtors/Florida Bar regional provision for Miami-Dade and Broward, the buyer customarily pays it in both counties and chooses the title agent, although any of it can be negotiated. The lender’s policy is issued at the same time for a small flat charge.
Lender fees, the settlement fee, recording, the survey and the appraisal are typical figures, and the prepaid escrow for property taxes and homeowners insurance uses rate assumptions you can change. None of it is a quote. Your lender’s Loan Estimate and the title company’s closing statement replace every number here, and everything on the list is negotiable in the contract.
Florida closing costs line by line, and who pays each one
| Item | Rate or amount | Who pays |
|---|---|---|
| Documentary stamp tax on the deed | $0.70 per $100 of the sale price | Seller |
| Documentary stamp tax on the note | $0.35 per $100 of the loan | Buyer |
| Intangible tax on the mortgage | 0.2% of the loan amount | Buyer |
| Owner's title insurance | Promulgated rate: about $2,575 on $500,000 | Seller by Miami-Dade custom; negotiable |
| Lender's title policy and endorsements | Simultaneous-issue rate, usually a few hundred dollars | Buyer |
| HOA / condo estoppel certificate | Up to $250 (+$100 expedited, +$150 if delinquent) | Seller |
| Recording fees | Per page, set by the Clerk | Buyer (mortgage), seller (deed) |
| Prorated property taxes and HOA dues | Through the closing date | Credited between the parties |
Estoppel cap: F.S. 720.30851(6). Doc stamps on the note and intangible tax: F.S. 201.08 and 199.133. Customs vary by county and every line is negotiable in the contract. · Florida Dept. of Revenue — documentary stamp tax
Next step
“On deeds, instruments, or writings whereby any lands, tenements, or other real property, or any interest therein, shall be granted, assigned, transferred, or otherwise conveyed to, or vested in, the purchaser or any other person by his or her direction, on each $100 of the consideration therefor the tax shall be 70 cents.”
Questions about closing costs
Can the seller pay my closing costs?
Often, as a negotiated credit toward the buyer’s costs. Loan programs cap how much a seller can contribute, so ask the lender for the limit before you write the offer.
Why is the Broward estimate different from Miami-Dade?
The tax on the deed differs: Miami-Dade applies a lower doc-stamp rate to single-family residences than the statewide rate Broward uses. Under the contract’s Miami-Dade and Broward provision the buyer customarily pays the owner’s title policy in both counties, and the state taxes on the note and the loan are the same everywhere in Florida.
Are commissions included in the seller estimate?
No. Brokerage compensation is negotiable and set in your listing agreement, so the tool leaves it out rather than assume a figure. Add your agreed amount to the seller subtotal.
What is not in the buyer estimate?
Association application or transfer fees, the FHA upfront mortgage insurance premium (usually financed), discount points you choose to buy, and the prorated share of taxes or association dues that the closing statement settles between the parties.
Who pays closing costs in Florida?
Both sides, by custom and by contract. In Miami-Dade the seller usually pays the deed doc stamps and the owner's title policy; the buyer pays the loan taxes, lender charges and prepaids. Every line can be moved in the contract, which is why the table above shows the custom, not a law.
Want the estimate checked against a real deal?
Send us the price and the property. We will walk the list with you, flag what the seller might credit, and connect you with a title company and lender who will put it in writing.
← All tools