Florida Seller Closing Costs: What You'll Actually Pay in 2026
What sellers actually pay at closing in Florida - doc stamps, title insurance, commission, prorations - with real Central Florida numbers and who customarily pays what.
Most closing cost articles give you a percentage and move on. That’s useless when you’re trying to figure out what you’ll actually walk away with.
Here’s every line item a Florida seller pays, what it really costs, who customarily pays it in Central Florida, and which ones are negotiable.
Short answer: if you list with an agent, expect 7% to 9% of the sale price in total costs. On a $400,000 sale that’s roughly $28,000 to $36,000. Without an agent, roughly 1.5% to 3%.
The line items
1. Real estate commission - the big one
Typically 5% to 6% of the sale price, split between the listing and buyer’s agents. On $400,000 that’s $20,000 to $24,000.
Since the NAR settlement changes took effect in 2024, buyer-agent compensation is negotiated more openly and is no longer advertised on the MLS. In practice most Central Florida sellers still contribute something toward the buyer’s agent, but the amount is genuinely negotiable now - and so is your listing agent’s side. Ask. It’s the single largest number on this page.
2. Documentary stamp tax on the deed
Florida charges $0.70 per $100 of the sale price under Fla. Stat. §201.02. That’s 0.7%.
On $400,000: $2,800.
Miami-Dade is the exception at $0.60 per $100 for single-family homes, plus a surtax on other property. Every Central Florida county - Orange, Osceola, Seminole, Lake, Polk, Volusia, Brevard, Marion, Sumter, Flagler - uses the standard $0.70 rate.
By custom the seller pays this on resale transactions in Florida. It’s negotiable in the FAR/BAR contract but rarely moves.
3. Owner’s title insurance
Florida title insurance rates are set by state regulation - they’re identical at every title company, so there’s no shopping around on price. The promulgated rate:
- $5.75 per $1,000 on the first $100,000
- $5.00 per $1,000 above $100,000
On a $400,000 sale: $575 + $1,500 = $2,075.
In Orange, Seminole, and Lake counties, custom is that the seller pays for the owner’s policy. In some other Florida counties the buyer pays. It’s set by local custom and is negotiable - but if you’re in Central Florida, budget for it.
4. Title and settlement fees
The closing agent’s fees: settlement/closing fee, title search, lien search, document prep, wire fees, courier. Expect $500 to $1,200 total. Some of this is split with the buyer depending on the contract.
5. Prorated property taxes
Florida property taxes are paid in arrears - the bill that arrives in November covers that calendar year. At closing you owe the buyer your share of taxes for the portion of the year you owned the home.
If you close June 30 on a home with a $5,000 annual tax bill, you’ll credit the buyer roughly $2,500. Close in November after paying, and you may get money back instead.
6. HOA and condo fees
If there’s an association:
- Estoppel letter fee - Florida caps this at $299 for a standard estoppel (Fla. Stat. §720.30851 for HOAs, §718.116 for condos), with additional amounts allowed for rush requests or delinquent accounts.
- Prorated dues for your portion of the period.
- Unpaid assessments or special assessments - these must be cleared at closing. If your condo has an outstanding special assessment, expect to pay it off or negotiate who does.
7. Mortgage payoff and related costs
Your remaining loan balance, plus:
- Per-diem interest through the closing date
- Recording fee for the satisfaction of mortgage - around $10
- Prepayment penalty - rare on residential loans now, but check your note
Note that your payoff amount is higher than your statement balance because of accrued interest.
8. Repairs and concessions
After the inspection, buyers usually ask for something. Central Florida sellers commonly end up covering $2,000 to $10,000 in repairs or credits - roof issues, HVAC, plumbing, and the four-point inspection items that Florida insurers now scrutinize hard.
This is a real cost and most estimates leave it out.
9. Smaller items
- Survey - $350–$600 if required (often buyer-paid)
- Home warranty - $400–$800 if you offer one
- Wire fee - $25–$50
- Attorney fee - optional in Florida; title companies typically handle closings
A real example: $400,000 Orlando-area sale
| Item | Listed with an agent | Sold as-is for cash |
|---|---|---|
| Commission (5.5%) | $22,000 | $0 |
| Doc stamps (0.7%) | $2,800 | $2,800* |
| Owner’s title policy | $2,075 | $2,075* |
| Title/settlement fees | $850 | $850* |
| Prorated taxes | $2,500 | $2,500 |
| HOA estoppel + prorations | $500 | $500 |
| Repairs/concessions | $6,000 | $0 |
| Total costs | ~$36,725 | ~$8,725 |
| Net to seller (before mortgage payoff) | ~$363,275 | ~$391,275 |
*Many cash buyers, including us, cover doc stamps, title, and settlement fees. Ask any cash buyer specifically which of these they pay - it varies, and it’s a meaningful difference.
The honest catch: that comparison assumes the same sale price. It usually isn’t. A cash buyer pays below retail - that’s the trade. The right way to compare is net-to-you and time-to-close, not headline price.
Run both numbers:
- Retail price minus 7–9% costs minus repairs minus 2–4 months of mortgage, taxes, insurance, and HOA
- Cash price minus your (much smaller) costs, closing in 1–3 weeks
Sometimes retail wins by a lot. Sometimes, once you count four months of carrying costs on a house you’ve already moved out of, it’s closer than you’d think. Do the math on your actual numbers before you decide.
How to lower your closing costs
- Negotiate commission. Most negotiable line on the sheet. Half a point on $400,000 is $2,000.
- Ask what the buyer will cover. Doc stamps and title are customary, not statutory.
- Fix cheap inspection items first. A $300 plumbing repair beats a $2,000 credit request.
- Time your closing. Closing right after you’ve paid the annual tax bill can mean a credit back to you.
- Get an estoppel early. Surprise HOA balances derail closings.
Frequently asked questions
How much are closing costs for a seller in Florida? Roughly 7–9% of the sale price with an agent, or 1.5–3% without one. On $400,000 that’s about $28,000–$36,000 with an agent.
Who pays closing costs in Florida, buyer or seller? Both pay different items. Sellers customarily pay commission, doc stamps on the deed, and (in Orange, Seminole, and Lake counties) the owner’s title policy. Buyers typically pay lender fees, their own title work, and the survey. Everything is negotiable in the FAR/BAR contract.
How much is documentary stamp tax in Florida? $0.70 per $100 of sale price statewide - 0.7%. Miami-Dade single-family homes are $0.60 per $100.
Do I pay capital gains tax when I sell my house in Florida? Florida has no state income tax, so no state capital gains tax. Federal rules still apply - but if it was your primary residence for 2 of the last 5 years, you can generally exclude up to $250,000 of gain ($500,000 married filing jointly). Confirm with a CPA.
Can I avoid paying a realtor commission? Yes - sell FSBO or sell directly to a cash buyer. See how to sell a house without a realtor in Florida.
Are closing costs negotiable in Florida? Yes. Nearly every line is set by local custom rather than law, and the FAR/BAR contract lets you allocate them differently.
General information about Florida real estate transactions, not legal or tax advice. Rates and customs current as of 2026; confirm specifics with your title company or a Florida real estate attorney.
Beach Bums Real Estate buys houses for cash in Orlando and Central Florida. Want a straight net-proceeds comparison for your specific house - listing vs. cash? Call (689) 249-4888. If listing nets you more, we’ll tell you.
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