Who Pays Closing Costs in Florida?
Last updated: October 11, 2026
Max Cohen
Founder · FL Home Buyers
Quick Answer
For each charge, ask who agreed to pay it, what amount is being used, and whether it reduces your proceeds. Put the split in writing before signing. Then check the closing statement against the contract and any signed changes.
Put the payment split in the contract
A county's local custom may influence an offer, but it does not settle every charge on your transaction. Do not rely on a county checklist that says the buyer or seller always pays. Read the title, tax, assessment, credit, and closing-cost provisions in the actual agreement.
The Florida Bar's contract guide identifies the choice of closing agent, title insurance, loan expenses, surveys, taxes, and assessments as matters to address in the contract. Ask your own attorney to review unclear payment terms before you agree to them.
Who is responsible for each type of charge?
Deed tax
The contract can say which party will fund the deed documentary stamp tax. That payment allocation does not eliminate the legal tax obligation. The rate depends on the county and the taxable transfer; see the rules below.
Owner's title insurance
Check who pays the premium and who selects the title or closing agent. Florida DFS says the premium payer has first choice of agent, with lender approval required when a lender is involved. Confirm the choice and allocation in the contract.
Brokerage compensation
Use your signed agreements, including any seller-approved payment to a buyer's broker. Compensation is negotiable; there is no universal percentage to insert. Selling directly does not automatically cancel an existing brokerage obligation.
Settlement, recording, and other services
Ask for an itemized quote and identify which party pays each charge. Some title services are included in the insurance premium; ask which separately quoted services are additional. Confirm responsibility for any survey, inspection, or other ordered work.
Association certificates and balances
The certificate preparation fee is separate from unpaid dues, assessments, and other balances. Identify who orders and pays for it, which other association charges apply, and how the contract treats assessments. A covered certificate fee does not pay the balance shown on it.
Mortgage, liens, and tax adjustments
Existing debts do not disappear because the buyer covers transaction charges. Obtain current payoff information and confirm how liens will be released. Review property-tax and other prorations for the agreed closing date; they can change the seller's final proceeds.
The Florida DFS title-insurance guide explains policy coverage, agent selection, premiums, and included title services. An owner's policy and a lender's policy protect different interests; do not combine them into an unexplained fee.
A financed buyer may have loan charges and lender requirements. Any seller credit toward those expenses needs to be permitted by the contract and the buyer's loan program. A cash buyer has no purchase-loan charges when no purchase loan is used, but title work, taxes, recording, and other agreed services can still apply.
Deed-tax rates and who pays are separate questions
The Florida Department of Revenue calculates deed tax from taxable consideration, which can include more than cash changing hands. Ask the closing professional to apply the rules and any exemption to your actual transfer.
- Outside Miami-Dade: $0.70 for each $100, or portion of $100, of taxable consideration.
- Miami-Dade: $0.60 for each $100, or portion of $100, plus a $0.45 surtax per $100 or portion when applicable. The surtax does not apply to a document transferring only a single-family dwelling.
The buyer and seller can agree who will pay, but DOR says all parties to the document remain liable for the tax. A contract allocation is not a tax exemption, and cash payment alone does not remove deed tax.
Check the current HOA or condo certificate fee
For an individual HOA parcel or condo unit, the DBPR fee schedule checked October 11, 2026 allows a base estoppel-certificate fee of up to $299. It lists an additional $119 for an expedited request delivered within three business days and up to $179 more for a delinquent parcel or unit. These are permitted limits, not a quote or an automatic charge; special aggregate limits apply to qualifying multiple-property requests.
The association needs the written fee authority required by section 720.30851 for HOAs or section 718.116(8) for condos. A written or electronic request from the owner, mortgagee, or their designee must be answered within 10 business days. If delivery is late under that rule, the preparation and delivery fee cannot be charged. Ask for the applicable fee and keep it separate from assessments or other amounts owed.
What a direct buyer's cost coverage means
Ask FL Home Buyers or any other buyer to list the charges they will cover and the amounts you remain responsible for. “We pay closing costs” does not by itself promise that you receive the full sale price or owe nothing at closing. Compare the written offer with an itemized seller net estimate.
The NAR seller guide says agent compensation remains negotiable and sellers can choose whether to offer buyer-broker compensation. A change in industry rules is not a guaranteed percentage saving on your sale. Check existing listing terms and any separately agreed compensation.
For a fair comparison, use the same payoff date and known seller obligations for each offer. Include any credits, repair spending, and carrying costs without double-counting bills already paid. A higher sale price can still produce higher proceeds after fees; a direct offer may fit condition or timing needs. Neither result can be inferred from a generic percentage.
Our closing-cost guide explains the charges in more detail, and the selling-cost worksheet shows how to build an illustrative proceeds estimate.
Five checks before you sign
- Name the payer: identify the buyer's and seller's obligations for each charge and any limits on coverage.
- Check the source: separate actual quotes and payoff statements from estimates or amounts still unknown.
- Resolve differences: compare the closing statement with the contract, signed changes, credits, and prepaid expenses.
- Address a shortfall: if the numbers leave too little to pay required obligations, get the needed creditor or legal resolution before relying on the sale to clear them.
- Confirm disbursement: signing does not establish that funds have been released or received. Confirm the payment process with the closing professional.
Request a written offer or call (561) 258-9405. Ask which charges are covered and what would still be deducted from your proceeds.