The Real Cost of Selling a House in Florida (2026 Breakdown)
Think you'll pocket the full sale price? Think again. Here's every dollar that comes out of your proceeds, and how to keep more of them.
Written by Max Cohen
Licensed General Contractor #CGC1534000 · Florida real estate since 2014
Quick Answer
How much does it cost to sell a house in Florida? In a traditional listing, many sellers should budget roughly 8-13% of the sale price once commissions, state taxes, title costs, repairs, concessions, and holding costs are counted. On a $350,000 home, that can mean about $30,000-$47,000 in selling costs. A cash sale can remove many of those line items when the written offer says the buyer covers them, but the right comparison is net proceeds, not headline price.
Table of Contents
Total Cost Summary: Selling a $350,000 Florida Home
Selling cost summary
| Cost Category | Amount | % of Sale |
|---|---|---|
| Agent commissions | $17,500 - $21,000 | 5-6% |
| Documentary stamps | $2,450 | 0.7% |
| Title insurance (owner's policy) | $1,925 | 0.55% |
| Title search & settlement fees | $500 - $1,000 | ~0.2% |
| Pre-sale repairs | $5,000 - $15,000 | 1.5-4.3% |
| Staging & photography | $1,500 - $3,000 | ~0.6% |
| Prorated property taxes | $1,000 - $3,000 | ~0.6% |
| TOTAL | $29,875 - $47,375 | 8.5-13.5% |
On a $350,000 home, you could walk away with as little as $302,625 after all costs. That's a surprise to most sellers who expected to pocket something close to the sale price minus their mortgage balance.
Agent Commissions: The Single Biggest Cost
Real estate commissions are negotiable, so your listing agreement matters. Many Florida sellers still model the traditional sale around a combined 5-6% of the sale price, split between the listing agent and a buyer-side broker fee or concession. After the 2024 NAR settlement, the exact structure can vary by deal.
- Listing agent: 2.5-3% (you pay this directly)
- Buyer's agent: 2.5-3% (historically paid by seller, now more negotiable)
On a $350,000 sale, a 5-6% commission model equals $17,500-$21,000. If you sell directly to FL Home Buyers, there is no listing-agent commission or buyer-agent commission charged by us.
Florida Closing Costs Explained
Documentary Stamp Tax
Florida's transfer tax is called "documentary stamps" or "doc stamps." The state rate is $0.70 per $100 of the sale price for most counties. Miami-Dade County uses a different rate structure.
Doc Stamps Calculator
- $200,000 home$1,400
- $300,000 home$2,100
- $400,000 home$2,800
- $500,000 home$3,500
Note: Doc stamps are paid even in cash sales. However, FL Home Buyers covers this cost for the seller.
Title Insurance
In many Florida counties, the seller traditionally pays for the owner's title insurance policy. The actual contract controls. Florida title insurance rates are set by state rule and explained by the Florida Department of Financial Services:
- $5.75 per $1,000 for the first $100,000
- $5.00 per $1,000 for amounts over $100,000
For a $350,000 sale: $575 + $1,250 = $1,825, before any closing-agent fees, endorsements, or reissue credits that may apply.
Property Tax Prorations
Florida property taxes are paid in arrears. If you sell on June 30, you owe property taxes for January 1 through June 30. The title company calculates this at closing and deducts it from your proceeds. County property appraisers and tax collectors handle local tax records; the Florida Department of Revenue keeps a directory of local property tax officials.
Pre-Sale Repairs & Staging
Most listing agents will recommend repairs and upgrades before listing. In Florida, the most common (and most expensive) are:
Common repair costs
| Repair | Typical Cost | Why Agents Require It |
|---|---|---|
| Roof (20+ years old) | $8,000 - $15,000 | Insurers won't cover roofs over 20 years, killing buyer financing |
| HVAC replacement | $5,000 - $10,000 | 4-point inspection requirement for insurance |
| Interior paint | $2,000 - $5,000 | First impression for showings |
| Plumbing (galvanized or poly pipes) | $4,000 - $10,000 | Insurance requirement, especially for homes pre-1975 |
| Professional staging | $1,500 - $3,000 | Helps with photos and showings |
This is the cost most sellers underestimate. A home with an old roof, aging HVAC, and galvanized pipes could need $20,000-$30,000 in repairs just to be "listable." The sale price may not recoup those costs.
Cash buyers like FL Home Buyers buy homes that need major repairs as-is, you skip all of this.
Holding Costs While Listed
The average Florida home takes 60-90 days to sell when listed with an agent (from listing to closing). During that time, you're still paying:
- Mortgage payment: $1,500-$2,500/month
- Property taxes: $250-$600/month
- Insurance: $200-$500/month
- Utilities: $150-$300/month
- HOA (if applicable): $100-$500/month
Three months of holding costs on a typical Florida home: $6,600-$11,700. If the first buyer falls through (happens in ~20% of transactions), add another 2-3 months.
Capital Gains Tax in Florida
The good news: Florida has no state income tax, which means no state capital gains tax either.
Federally, if the home was your primary residence for at least 2 of the last 5 years, the IRS home-sale exclusion may let you exclude:
- $250,000 of gain (single filers)
- $500,000 of gain (married filing jointly)
For many Florida homeowners, this means little or no federal capital gains tax. Check IRS Publication 523 and IRS Topic 701 for the rules and exceptions.
If the home is an inherited property, the stepped-up basis can reduce or remove taxable gain, depending on the date-of-death value, sale price, improvements, and estate records. Ask a CPA before assuming the tax is zero.
Agent Sale vs. Cash Buyer: The Real Comparison
Agent sale vs. cash sale
| Factor | List with Agent | Sell to FL Home Buyers |
|---|---|---|
| Sale price ($350K home) | $350,000 | ~$280,000-$310,000 |
| Agent commissions | -$17,500 to -$21,000 | $0 |
| Closing costs | -$4,875 to -$5,925 | $0 (we pay) |
| Repairs | -$5,000 to -$15,000 | $0 |
| Holding costs (90 days) | -$6,600 to -$11,700 | $0 |
| Net to seller | $296,375 - $316,025 | $280,000 - $310,000 |
| Time to close | 90-180 days | Depends on title and payoff readiness |
| Certainty | Financing can fall through | No buyer mortgage approval |
The key insight: The net-to-seller difference is often much smaller than people expect. When you factor in all the costs of a traditional sale, a cash offer at 80-85% of market value can put nearly the same amount in your pocket, and you may get it months sooner with fewer moving parts.
Frequently Asked Questions
How much does it cost to sell a house in Florida?
A traditional sale often lands around 8-13% once commissions, taxes, title costs, repairs, and holding costs are counted. A cash buyer may cover many seller costs, depending on the written offer.
Who pays closing costs in Florida?
Sellers pay doc stamps, title insurance, and prorated taxes. Buyers pay mortgage fees, appraisal, and inspection. Everything is negotiable.
What are documentary stamps?
Florida's transfer tax is usually $0.70 per $100 of sale price outside Miami-Dade. On a $350K home, that is $2,450.
Do I pay capital gains tax?
Florida has no state income tax. Federally, the home-sale exclusion may apply if the home was your primary residence for 2 of the last 5 years.
Can I sell with seller costs stated in writing?
Yes. FL Home Buyers can write seller costs into the offer so you know which costs we cover before you sign.
Want to Know Exactly What You'll Net?
Get a written cash offer with repair, closing-cost, and seller-cost assumptions spelled out before you compare options.
Get My Cash Offer
Max Cohen
Licensed General Contractor • Buying Florida homes since 2014