Florida Seller Closing Costs: Complete 2026 Breakdown
By Inna Moskalyk
Oct 20, 2023
Florida Seller Closing Costs: Complete 2026 Breakdown
Originally published October 2023. Updated December 2025 with current rates and commission changes.
The question hits every seller around the same time: “Wait, how much of my sale price actually comes to me?”
In Florida, the answer is roughly 90-94%-and sometimes less. Between real estate commissions, transfer taxes, title insurance, and the parade of smaller fees, selling a home costs real money. Understanding these costs upfront prevents sticker shock at the closing table.
Here’s exactly what to expect when selling in St. Johns County and Northeast Florida, including how 2024-2025 industry changes affect what you’ll pay.
The Quick Math: What Sellers Actually Pay
For a typical $500,000 home sale in St. Johns County:
| Cost Category | Amount | % of Sale |
|---|---|---|
| Real Estate Commissions | $28,000-$30,000 | 5.6-6% |
| Documentary Stamp Tax | $3,500 | 0.70% |
| Title Insurance (Owner's) | $2,500-$3,000 | ~0.5% |
| Title/Closing Fees | $500-$800 | ~0.1% |
| Recording Fees | ~$77 | minimal |
| Prorated Taxes/HOA | Varies | varies |
| **Estimated Total** | **$35,000-$38,000** | **~7-7.5%** |
These are estimates - your actual costs depend on sale price, specific fees, and negotiated terms. But this gives you realistic expectations.
Real Estate Agent Commissions: The Biggest Line Item
Commission remains the largest seller expense, though how it works shifted significantly in 2024.
Traditional Structure
The listing agreement specifies a total commission (historically 5.5-6%), split between your listing agent’s brokerage and the buyer’s agent brokerage. From a seller’s perspective, it’s one number; behind the scenes, it’s divided.
The listing agreement specifies a total commission (historically 5.5-6%), split between your listing agent’s brokerage and the buyer’s agent brokerage. From a seller’s perspective, it’s one number; behind the scenes, it’s divided.
The 2024-2025 Shift
Industry changes following the NAR settlement altered how buyer agent compensation is discussed and structured. Sellers now make more explicit choices about whether and how much to offer buyer’s agent compensation. Some sellers offer less; some offer nothing. The market is still adjusting, and outcomes vary.
Industry changes following the NAR settlement altered how buyer agent compensation is discussed and structured. Sellers now make more explicit choices about whether and how much to offer buyer’s agent compensation. Some sellers offer less; some offer nothing. The market is still adjusting, and outcomes vary.
What This Means for You
You have more negotiating flexibility than before. However, homes offering competitive buyer agent compensation often sell faster and for better prices-buyers’ agents naturally show properties where their compensation is clear. Discuss strategy with your listing agent based on current market conditions.
You have more negotiating flexibility than before. However, homes offering competitive buyer agent compensation often sell faster and for better prices-buyers’ agents naturally show properties where their compensation is clear. Discuss strategy with your listing agent based on current market conditions.
Bottom Line: Budget 5-6% for total commissions as your baseline assumption, but know there’s more room for discussion than in previous years.
Documentary Stamp Tax: Florida’s Transfer Tax
Florida charges sellers a transfer tax on every real estate sale-called the “documentary stamp tax.”
The Math
$0.70 per $100 of sale price, paid by the seller.
$0.70 per $100 of sale price, paid by the seller.
Examples:
- $400,000 sale = $2,800
- $500,000 sale = $3,500
- $750,000 sale = $5,250
This is non-negotiable. It’s paid at closing and recorded on the deed. There’s no getting around it.
For comparison, some states charge more (New York, California) and some charge less (several with no transfer tax at all). Florida sits in the middle.
Title Insurance for the Buyer
Florida is a “seller pays for owner’s title insurance” state-with exceptions.
How It Works
Owner’s title insurance protects the buyer against title defects discovered after closing. The seller traditionally pays this premium in most Florida counties, including St. Johns, Duval, and Clay.
Owner’s title insurance protects the buyer against title defects discovered after closing. The seller traditionally pays this premium in most Florida counties, including St. Johns, Duval, and Clay.
County Exceptions
In Miami-Dade, Collier, Sarasota, and Broward counties, the buyer traditionally pays. Everything is technically negotiable, but these customs are deeply established.
In Miami-Dade, Collier, Sarasota, and Broward counties, the buyer traditionally pays. Everything is technically negotiable, but these customs are deeply established.
Cost Estimate
Owner’s title insurance typically runs about $5.75 per $1,000 of sale price. On a $500,000 home, expect approximately $2,875. Rates can vary slightly between title companies.
Owner’s title insurance typically runs about $5.75 per $1,000 of sale price. On a $500,000 home, expect approximately $2,875. Rates can vary slightly between title companies.
Why This Matters
This is another few thousand dollars that comes out of your proceeds. It’s standard in our market, but sellers relocating from buyer-pays states sometimes experience surprise.
This is another few thousand dollars that comes out of your proceeds. It’s standard in our market, but sellers relocating from buyer-pays states sometimes experience surprise.
Title and Closing Service Fees
Beyond insurance, the closing process itself carries fees:
Title Search
The title company researches property records to verify clear title. Expect $150-$300.
The title company researches property records to verify clear title. Expect $150-$300.
Settlement/Closing Fees
Administrative charges for conducting the actual closing-document preparation, coordination, etc. Range: $300-$700 depending on complexity.
Administrative charges for conducting the actual closing-document preparation, coordination, etc. Range: $300-$700 depending on complexity.
Courier/Wire Fees
Minor charges for document delivery and fund transfers. Usually $50-$100 combined.
Minor charges for document delivery and fund transfers. Usually $50-$100 combined.
These aren’t huge individually, but they add up. Get a preliminary closing statement from the title company before closing day so nothing surprises you.
Recording Fees
What You Pay
The county charges to record the deed transfer-typically around $77 in St. Johns County for a standard deed.
The county charges to record the deed transfer-typically around $77 in St. Johns County for a standard deed.
Why It’s Minimal
Recording fees are set by county schedule and haven’t increased dramatically. This is one of the few closing costs that’s genuinely minor.
Recording fees are set by county schedule and haven’t increased dramatically. This is one of the few closing costs that’s genuinely minor.
Prorated Expenses
These aren’t technically “costs” but they affect your net proceeds:
Property Taxes
Sellers pay property taxes through the date of closing. If you’ve prepaid for the year, you get a credit. If you haven’t, you owe. Florida property taxes run November to November, so timing matters.
Sellers pay property taxes through the date of closing. If you’ve prepaid for the year, you get a credit. If you haven’t, you owe. Florida property taxes run November to November, so timing matters.
HOA/CDD Fees
Outstanding dues through closing date are your responsibility. Some HOAs also charge transfer fees-check your community’s requirements.
Outstanding dues through closing date are your responsibility. Some HOAs also charge transfer fees-check your community’s requirements.
Prorated Interest
If you have a mortgage, you’ll pay interest through closing day. The payoff statement reflects this.
If you have a mortgage, you’ll pay interest through closing day. The payoff statement reflects this.
Mortgage Payoff Considerations
Your mortgage balance isn’t technically a “closing cost,” but it’s the biggest number affecting your net proceeds.
What Gets Paid
- Remaining principal balance
- Accrued interest through payoff date
- Any prepayment penalties (rare now, but check older loans)
- Potential recording fee for the satisfaction of mortgage
Get a Payoff Quote Early
The payoff amount differs from your current balance. Interest accrues daily, and the payoff quote has an expiration date. Request this from your lender when listing so you know your approximate equity.
The payoff amount differs from your current balance. Interest accrues daily, and the payoff quote has an expiration date. Request this from your lender when listing so you know your approximate equity.
Optional and Negotiable Costs
These might appear on your closing statement depending on your transaction:
Buyer Concessions
In buyer-favorable markets, sellers sometimes contribute toward the buyer’s closing costs. If you agreed to “seller pays $10,000 toward buyer’s closing costs,” that’s $10,000 off your proceeds. These are explicitly negotiated in the contract.
In buyer-favorable markets, sellers sometimes contribute toward the buyer’s closing costs. If you agreed to “seller pays $10,000 toward buyer’s closing costs,” that’s $10,000 off your proceeds. These are explicitly negotiated in the contract.
Home Warranty
Some sellers provide a home warranty (1-year protection plan) to buyers as a selling incentive. Cost: $400-$700 typically. Not required, but sometimes offered.
Some sellers provide a home warranty (1-year protection plan) to buyers as a selling incentive. Cost: $400-$700 typically. Not required, but sometimes offered.
Attorney Fees
Florida doesn’t require attorney representation for residential closings, but some sellers choose to have one review documents. If used, expect $500-$1,500 for basic representation.
Florida doesn’t require attorney representation for residential closings, but some sellers choose to have one review documents. If used, expect $500-$1,500 for basic representation.
A Complete Example: $500,000 Home Sale
Here’s how the math might look for a St. Johns County home:
| Item | Amount |
|---|---|
| Sale Price | $500,000 |
| _Less:_ | |
| Real Estate Commissions (5.5%) | -$27,500 |
| Documentary Stamp Tax | -$3,500 |
| Owner's Title Insurance | -$2,875 |
| Title/Closing Fees | -$700 |
| Recording Fee | -$77 |
| Prorated Property Taxes (est.) | -$2,000 |
| Mortgage Payoff (example) | -$250,000 |
| **Net Proceeds** | **$213,348** |
Your numbers will differ based on your mortgage balance, specific fees, and negotiated terms. But this framework shows how proceeds get calculated.
Strategies to Reduce Seller Costs
Shop Title Companies
Fees vary between title companies. Ask for estimates from 2-3 options before choosing. Even small savings add up.
Fees vary between title companies. Ask for estimates from 2-3 options before choosing. Even small savings add up.
Negotiate Commissions Strategically
Post-2024 changes create more flexibility, but don’t sacrifice service or marketing for minor savings. Discuss options honestly with potential listing agents.
Post-2024 changes create more flexibility, but don’t sacrifice service or marketing for minor savings. Discuss options honestly with potential listing agents.
Time Your Sale Thoughtfully
Selling in a seller’s market means more leverage on concessions you won’t have to offer. Selling when inventory is low helps your bottom line in ways beyond just price.
Selling in a seller’s market means more leverage on concessions you won’t have to offer. Selling when inventory is low helps your bottom line in ways beyond just price.
Prepare for Negotiations
The more inspection issues buyers find, the more they’ll ask for credits. Pre-listing inspections let you address issues before negotiations begin.
The more inspection issues buyers find, the more they’ll ask for credits. Pre-listing inspections let you address issues before negotiations begin.
Frequently Asked Questions
When do I actually pay closing costs?
They’re deducted from your proceeds at closing. You don’t write a check-the title company pays costs and mortgages from the sale funds, then wires you the remainder.
They’re deducted from your proceeds at closing. You don’t write a check-the title company pays costs and mortgages from the sale funds, then wires you the remainder.
Can I ask the buyer to pay some of my costs?
Technically yes, but buyers rarely agree unless you’ve priced lower to compensate. In practice, these are seller costs in Florida.
Technically yes, but buyers rarely agree unless you’ve priced lower to compensate. In practice, these are seller costs in Florida.
What about capital gains taxes?
That’s a separate issue from closing costs. If you’ve lived in the home 2+ of the last 5 years, you likely qualify for up to $250,000 ($500,000 married) exclusion on capital gains. Consult a tax professional for your specific situation.
That’s a separate issue from closing costs. If you’ve lived in the home 2+ of the last 5 years, you likely qualify for up to $250,000 ($500,000 married) exclusion on capital gains. Consult a tax professional for your specific situation.
Understanding your closing costs before listing helps set realistic expectations and price appropriately. Too many sellers learn these numbers at closing and wonder where their equity went.
Want an accurate net proceeds estimate before listing? Contact Inna Moskalyk for a seller consultation. We’ll walk through your specific situation with current market data.
Learn more about Florida tax information at the Florida Department of Revenue.