Calculator · when you sell
Florida seller’s closing costs, line by line
Line by line, with the property tax split to your closing date. Compare up to three offers.
All 67 countiesUpdated August 2026
The sale
Commissions and concessions
The property
Mortgage and property tax
Foreign seller
The same $500,000 sale in two counties
5.5% commission, a $250,000 mortgage payoff, no repair credits. Everything is identical except one line:
| Line | Broward | Orange |
|---|---|---|
| Sale price | $500,000 | $500,000 |
| Commission | − $27,500 | − $27,500 |
| Documentary stamps | − $3,500 | − $3,500 |
| Owner's title policy | buyer pays | − $2,575 |
| Settlement fee | − $700 | − $700 |
| Mortgage payoff | − $250,000 | − $250,000 |
| Net to seller | $218,300 | $215,725 |
The $2,575 difference is the owner's title policy. It is the same premium in both counties — rule 69O-186.003 sets it — but custom decides who pays, and custom is county by county. It is negotiable in either direction and almost never negotiated.
Reading a closing statement
What you will see on closing day is a settlement statement, and it has more lines than this — prorated HOA dues, any outstanding CDD, recording fees, wire fees, and the buyer's side of the sheet as well. The calculator above carries the ones that move the answer: the property tax split to your closing date and the interest on your mortgage to that same day.
How much property tax do you owe if you sell mid-year?
The days you owned it, from January 1 to the day before closing. Closing day already belongs to the buyer. Florida bills the year in November and whoever owns the home then pays all of it, so at closing it is split: sell before November and you credit the buyer your share; sell after and paid it, and the buyer credits you theirs.
- It is split at the maximum early-payment discount, 4%. That is what the standard Florida contract says, because it is what anyone paying in November would pay.
- Until the year's bill exists, last year's is used. Either side can ask for it to be redone when the real bill arrives.
- From January to March last year's bill can still be open — it is not delinquent until April 1. That one is all yours: it is settled at closing, on top of your share of the new year.
| Closing in 2026 | Your days | Your share | Buyer's share | How it settles |
|---|---|---|---|---|
| March 15 | 73 | $1,584 | $6,336 | You credit the buyer your share. If the 2025 bill is still open, it is settled at closing as well |
| June 30 | 180 | $3,906 | $4,014 | You credit the buyer your share: it comes off your sheet |
| September 30 | 272 | $5,902 | $2,018 | You credit the buyer your share: it comes off your sheet |
| December 15 | 348 | $7,551 | $369 | The bill is out. If you paid it, the buyer credits you theirs; if not, it is usually paid at closing out of your proceeds |
On a $8,250 bill, which with the 4% discount is $7,920; a 365-day year. Split per paragraph K (Prorations; Credits) of the Florida Realtors / Florida Bar «AS IS» contract, ASIS-7x; discounts under s. 197.162 and delinquency under s. 197.333, Florida Statutes.
Why the lender gets more than your mortgage balance
Because a mortgage is paid in arrears. The November 1 payment covers October's interest, so on closing day you owe the interest from the due date of your last payment up to that same day. The lender adds it in the payoff letter, and that — not the balance on your statement — is what the closing agent takes out of your sale.
| $250,000 at 6.5%, closing November 20 | Days | Interest |
|---|---|---|
| You made the November 1 payment | 20 | $890 |
| The November payment is still open | 51 | $2,271 |
The arithmetic is the balance times the rate over 365 — $44.52 a day here — times the days. Some lenders divide by 360 and it comes out a few dollars higher, and payoff letters are usually good for a few days past closing in case it slips.
If you sell as a foreign owner, what changes on the sheet?
One more line, and it is not a cost. The buyer withholds 15% of the price — 10% or nothing if they will live in it and the price is no more than $1,000,000 or $300,000 — and sends it to the IRS. So the sheet separates the net from the sale, which is yours, from what reaches you at closing. What is over-withheld comes back with Form 1040-NR, and the withholding can be reduced before closing with Form 8288-B. If the net does not cover it, you bring the difference. The detail is in FIRPTA: selling as a foreign owner.
Where these numbers come from
Documentary stamps: chapter 201, Florida Statutes. Owner's title insurance premium: rule 69O-186.003, Florida Administrative Code — the premium is promulgated, so it is identical at every title company; only who pays it varies, and that is county custom rather than law. The $700 settlement fee is a reference. Property tax split: paragraph K of the Florida Realtors / Florida Bar «AS IS» contract (ASIS-7x), s. 197.162 (discounts) and s. 197.333 (delinquency), Florida Statutes. Estoppel certificate: $299 cap per the Florida DBPR under ss. 718.116(8) and 720.30851, next reviewed before July 1, 2027. Payoff interest: CFPB, What is a payoff amount? — it includes «any interest due through the day you intend to pay off your loan». FIRPTA: IRS, FIRPTA withholding and Exceptions from FIRPTA withholding, checked 21 September 2026; section 1445 of the Internal Revenue Code; the ASIS-7x contract puts the costs of the withholding and its reporting on the seller (paragraph 9(a)) and sets the procedure in Standard V. HOA dues and CDD assessments are prorated on the real statement and are not modelled here.
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Perozo Molina Group · +1 689 680 1112 · WhatsApp +1 689 680 1112 · perozomolina.com
A real estate team at Miami New Realty, a licensed Florida real estate brokerage (licence CQ1020974), 2470 NW 102 PL Suite 107, Doral, FL 33172. This is an estimate, not a quote. The figures come from the sources named on the page this was printed from. Nothing here is tax or legal advice.