Who Pays Closing Costs in Florida?
Last updated: June 2026
Max Cohen
Licensed General Contractor · FL Home Buyers
Quick Answer
In Florida, seller costs can include commissions, title insurance, documentary stamps, prorated taxes, payoff items, and negotiated credits. When you sell to us, the written offer states which seller costs we cover before you sign, and the title company shows the final net on the closing statement.
Florida Closing Cost Custom by County
Florida doesn't have a statewide rule on who pays closing costs. It varies by county custom:
- Most of Florida: Seller pays owner's title insurance and doc stamps on the deed
- Miami-Dade: Buyer pays owner's title insurance (unusual for FL)
- Broward: Negotiable, but seller traditionally pays title
- Sarasota/Collier: Seller pays title, split on doc stamps
Doc stamps are non-negotiable: F.S. 201.02 sets the rate at $0.70 per $100 of sale price. On a $400K house, that's $2,800. The only Florida county with a surtax is Miami-Dade, which adds $0.45 per $100.
On our purchases, the written offer states which standard seller costs we cover before you sign. I've closed in 38 different Florida counties, and the title company still has to account for payoff, taxes, liens, HOA or condo balances, municipal charges, and local closing custom before showing the final net.
Traditional Florida Closing Cost Breakdown
Seller Pays
- Realtor commissions5-6%
- Documentary stamps (deed)0.70%
- Owner's title insurance0.5-1%
- Title search & settlement$500-1,500
- HOA estoppel letter$150-500
- Total6-10%
Buyer Pays
- Lender origination fees0.5-1%
- Appraisal$400-700
- Home inspection$300-500
- Recording fees$100-200
- Lender's title insuranceVaries
- Total2-5%
Florida Closing Costs by Line Item
The seller/buyer split above covers the broad strokes. Here's the full breakdown with exact amounts.
| Cost Item | Who Pays | Amount |
|---|---|---|
| Doc stamps on deed | Seller | $0.70/$100 ($0.60 in Miami-Dade) |
| Doc stamps on mortgage | Buyer | $0.35/$100 of loan amount |
| Owner's title insurance | Seller (most counties) | $5.75/$1K first $100K, $5.00/$1K after |
| Lender's title insurance | Buyer | Varies by loan amount |
| Title search and exam | Seller | $200-$400 |
| Settlement/closing fee | Negotiable | $500-$1,000 |
| HOA estoppel letter | Seller | $250 (capped by FL law) |
| Recording fees | Buyer | $10 first page + $8.50 each add'l |
| Property tax proration | Both (split at closing) | Calculated daily |
| Survey | Buyer (if required) | $300-$600 |
| Home inspection | Buyer | $300-$500 |
Note: In Miami-Dade and Broward counties, the buyer traditionally pays for the owner's title insurance instead of the seller. This is a local custom, not a state law, so it can be negotiated.
How Cash Sales Change the Equation
In a financed sale, the seller typically loses 6-10% of the sale price to closing costs. About 60% of that goes to agent commissions, and the rest covers title insurance, doc stamps, and settlement fees. On a $300K home, that's $18,000-$30,000 out of your proceeds.
A direct sale to FL Home Buyers removes the listing commission because we are the buyer, not your agent. There is no buyer lender, so appraisal and loan-approval delays are usually less of a problem. Seller costs still need to be stated in the written offer and closing statement because title, payoff, lien, HOA, municipal, and tax items can vary by property.
The practical math: on a $300K home sold through an agent, you'd net roughly $270,000-$282,000 after all costs. Our cash offer might come in at $255,000-$270,000, but you pay $0 at closing, close when title, payoff, access, and seller documents are ready, and skip 2-3 months of mortgage payments, insurance, and utility costs. The gap between a retail sale and a cash sale is often smaller than sellers expect once you account for everything that gets deducted from a traditional closing.
Negotiation Strategies for Closing Costs
In a traditional sale, everything is negotiable. Sellers can ask buyers to cover doc stamps or split title costs, but the market dictates who has use. In a seller's market, buyers absorb more to win the deal. In a buyer's market, sellers offer concessions to get offers across the finish line.
Since August 2024 (post-NAR settlement), sellers no longer have to offer buyer agent commission. That's now negotiated directly between the buyer and their agent. If you do list traditionally, this is one area where you may save 2-3%.
A direct cash offer can remove some of the negotiation, but only if the contract states who pays title insurance, deed stamps, settlement fees, municipal liens, HOA estoppels, and other seller costs. Ask for the net number in writing before comparing it to a traditional listing.
When You Sell to Us
Cash sales to FL Home Buyers are different:
- Covered seller costs are written into the offer, including any title, doc stamp, settlement, HOA, municipal, or lien items we agree to cover
- No commissions, we're the buyer, not an agent
- Written net estimate, with covered seller costs stated before closing
Ready to sell without closing cost headaches? Call (561) 258-9405 or get your cash offer.