What Are Closing Costs When Selling a House?
Last updated: July 2026
Max Cohen
Licensed General Contractor · FL Home Buyers
Quick Answer
Before you compare offers, ask: what do I actually keep after payoff, liens, taxes, HOA, commissions, repairs, and title charges? A cash offer is useful only when the covered costs and exceptions are written clearly enough to compare against an agent net sheet.
Start With a Seller Net Sheet
Closing costs get confusing because people mix several different buckets together. A title company or closing agent can prepare a seller net sheet showing estimated sale price, mortgage payoff, taxes, HOA, liens, title charges, documentary stamp tax, commissions, and the cash you should receive at closing.
When FL Home Buyers makes a cash offer, we try to make the same comparison simple: seller costs we cover are written into the offer. Payoffs, liens, delinquent HOA balances, municipal issues, and prorated taxes still have to be handled at closing.
| Item | Agent Listing | Direct Cash Sale |
|---|---|---|
| Mortgage payoff | Paid from proceeds | Paid from proceeds |
| Liens, code fines, HOA balances | Must be resolved | Must be resolved |
| Prorated taxes and HOA | Usually prorated at closing | Usually prorated at closing |
| Documentary stamp tax | Often seller-paid by contract/custom | Covered if written in our offer |
| Title and settlement charges | Depends on county custom and contract | Stated in writing before you sign |
| Commissions | Negotiated with broker/agents | $0 if selling directly to us |
| Repairs and buyer credits | Possible after inspection/appraisal | No pre-sale repairs required by us |
Common Florida Seller Costs
| Cost | How It Works | On $300K Home |
|---|---|---|
| Realtor Commissions | Negotiated in listing path | Often $15,000-$18,000 if total commission is 5-6% |
| Owner's Title Insurance | County custom and contract decide | Often $1,500-$3,000 |
| Documentary Stamps | $0.70 per $100 outside Miami-Dade | $2,100 |
| Title Search & Settlement | Varies by title company | $500-$1,500 |
| HOA Estoppel Letter | Required if association applies | Often $250+ depending on status/rush |
| Prorated Taxes/HOA | Varies | Varies |
| Total | Use a net sheet | Depends on payoff, liens, contract, and timing |
Florida-Specific Costs That Catch Sellers Off Guard
Documentary stamps on the deed: The Florida Department of Revenue says deeds and other documents that transfer Florida real property are subject to documentary stamp tax. Outside Miami-Dade, the deed tax rate is $0.70 per $100, or portion of $100, of consideration. Miami-Dade has a different rate and possible surtax for some property types.
Title insurance and settlement fees: Who pays can depend on county custom, the title company, and the contract. Broward and Miami-Dade often use different customs than many other Florida counties, so do not assume a statewide rule without checking your actual contract.
HOA or condo estoppel: If the home is in an association, the title company usually needs an estoppel certificate showing assessments, special assessments, violations, approval requirements, and other amounts owed. Florida Statute 720.30851 lists required HOA estoppel information and fee limits.
Prorated property taxes and HOA: Florida property taxes are paid after the tax year begins, so the closing agent usually prorates taxes through the closing date. HOA, condo dues, and special assessments may also be prorated or paid from proceeds.
What Can Change Your Net Proceeds?
The sale price is only the starting point. These items can move your final number up or down:
- Mortgage payoff: The lender payoff must be satisfied before you receive equity.
- Open liens or code fines: Title will flag unpaid taxes, municipal liens, utility liens, and recorded judgments.
- Association balances: Past-due HOA dues, special assessments, violations, and approval delays can affect both timing and proceeds.
- Repair credits: In a retail sale, inspection or appraisal issues can trigger price reductions or credits. In our direct purchase, repairs are priced before the offer instead of requested later.
When a Cash Offer Is Not the Best Answer
If your house is financeable, clean, updated, and you have time to wait for the open market, an agent listing may produce a higher net. A cash sale is more useful when repairs, tenants, foreclosure timing, probate, title issues, HOA pressure, or privacy make a normal listing harder.
Ask every buyer, including us, for a written breakdown: sale price, seller costs covered, buyer costs covered, title company, expected close date, and what could change the number before closing.
Want to see what you'd net? Call (561) 258-9405 or get a cash offer.