Who pays the documentary stamp taxes in Florida?

The seller customarily pays the deed documentary stamp tax ($0.70 per $100 of the sale price), while the buyer pays the mortgage documentary stamp tax ($0.35 per $100 of the loan) and the intangible tax (0.20% of the loan). The buyer’s two taxes only apply when the purchase is financed.

How much are closing costs on a $500,000 home in Florida?

A financed buyer should expect 2%–5% of the price, or $10,000–$25,000 . The buyer’s state taxes total $2,200 on a $400,000 loan, the owner’s title policy runs about $2,500–$2,800 , and the rest is lender fees, prepaids, recording and any HOA charges.

What is the Florida intangible tax on a mortgage?

Florida’s intangible tax is 0.20% (2 mills) of the mortgage amount , paid by the buyer at closing — $800 on a $400,000 loan. It applies to financed purchases and is separate from the documentary stamp taxes.

How much are closing costs for a cash buyer in Florida?

Cash buyers typically pay 1%–2% of the price. With no mortgage there are no mortgage stamps, no intangible tax and no lender fees — but still pays for title and settlement, recording, insurance prepaids, inspections and HOA charges.

Can closing costs be reduced in Florida?

Yes. Shop three lenders and compare Loan Estimates, negotiate seller concessions, ask about lender credits, close near month-end, and skip discount points if you may move soon. The state taxes are fixed — the savings come from the negotiable fees.

Home buying

How Much Are Closing Costs in Florida? 2026 Taxes & Fees Breakdown

Florida taxes both the deed and the mortgage at closing — and the buyer pays a separate intangible tax on the loan besides. The biggest line items are set by state law, so Florida they can be calculated to the dollar. Here is what buyers and sellers actually pay in 2026, with a worked example on a $500,000 home.

My Knowledge Dock team October 6, 2026 6 min read Figures checked 6 Oct 2026

Florida suburban home with palm tree and official tax stamp seals, documents and gold coins floating above it — Florida taxes both the deed and the mortgage — the biggest line items are set by state law.

Key takeaways

Florida buyers with a mortgage typically pay 2%–5% of the purchase price in closing costs, excluding the down payment — roughly $10,000–$25,000 on a $500,000 home. Sellers pay about 1%–3% (before commissions).
Three state taxes drive the bill: deed stamps at $0.70 per $100 of the sale price (seller pays), mortgage stamps at $0.35 per $100 of the loan, and the intangible tax at 0.20% of the loan (buyer pays both).
On a $500,000 purchase with a $400,000 mortgage, the three taxes total $5,700 — $3,500 for the seller and $2,200 for the buyer.
Who pays the owner’s title insurance follows county custom: the seller in most Florida counties, the buyer in Broward and Miami-Dade — though the contract can override either.

The short answer: 2%–5% for buyers, 1%–3% for sellers

Buying a Florida home with a mortgage? Budget 2%–5% of the purchase price for closing costs, down payment aside — $10,000–$25,000 on a $500,000 home, depending on loan size, lender fees, county, and HOA or condo status. Current 2026 estimates put sellers at roughly 1%–3% of the sale price, excluding agent commissions, which are negotiated separately. Paying cash removes the mortgage taxes and lender fees, so cash buyers typically land at just 1%–2% of the price.

Florida’s three closing taxes, explained plainly

Florida is one of the few states that taxes the paperwork of a sale twice — once on the deed, once on the mortgage. Rates are set by state law and identical statewide; only your price and loan size change the bill. Deed documentary stamp tax: $0.70 per $100 of the sale price (0.70%), customarily paid by the seller — $3,500 on a $500,000 sale. Mortgage documentary stamp tax: $0.35 per $100 of the loan (0.35%), paid by the buyer only when financing — $1,400 on a $400,000 loan. Intangible tax: 0.20% of the loan amount (2 mills), paid by the buyer — $800 on a $400,000 loan. These three are non-negotiable; a detailed 2026 worksheet confirms the same math.

Worked example: a $500,000 home with 20% down

On a $500,000 home with $100,000 down and a $400,000 mortgage:

Seller’s deed stamps: $500,000 ÷ $100 × $0.70 = $3,500.
Buyer’s mortgage stamps: $400,000 ÷ $100 × $0.35 = $1,400.
Buyer’s intangible tax: $400,000 × 0.002 = $800.

The buyer’s share is $2,200, the seller’s $3,500 — $5,700 combined. Then title insurance: rates are state-regulated, with a typical owner’s policy around 0.5%–0.6% of the price (roughly $2,500–$2,800), and the lender’s simultaneous policy can cost about $25. In Broward and Miami-Dade the buyer traditionally pays the owner’s policy, bringing this buyer’s tax-and-title subtotal to roughly $4,900 before lender fees and prepaids.

Home buyer at a signing desk receiving house keys, with fee breakdown sheets, a fountain pen and a calculator — The closing disclosure is where every fee — and every Florida tax — lands.

Buyer fee buckets: where the rest goes

Beyond taxes and title, the rest falls into buckets. Lender fees — origination, underwriting, appraisal, credit report — vary most between lenders and are the main reason to shop around. Prepaids and escrow — months of property taxes, a year-plus of homeowner’s insurance (among the priciest in the nation), and prepaid interest — are often the biggest surprise. Then title and settlement (search, closing fee, recording), HOA and condo charges (estoppel letters, transfer fees), and inspections and surveys, including a wind-mitigation inspection that can also cut your premium. Run your own quotes through our closing-costs calculator, and see how taxes and insurance shape your monthly mortgage payment.

What sellers pay

The seller’s side is shorter: the deed stamp tax ($3,500 on our example), the owner’s title policy in most counties ($2,500–$2,800), and recording fees to satisfy the old mortgage. Commissions sit outside the 1%–3% figure and are negotiated separately, as are concessions — credits toward the buyer’s costs that trim the seller’s net but can seal a deal.

The county custom that decides who pays title insurance

In most Florida counties the seller customarily pays for the owner’s title insurance; in Broward and Miami-Dade the buyer pays. The contract can override the custom — check yours. Rates are state-regulated, so shop the service and settlement fees, not the price.

How to reduce your Florida closing costs

Shop at least three lenders and compare Loan Estimates line by line. Negotiate seller concessions or ask for lender credits (a slightly higher rate in exchange for cash at closing). Close near month-end to shrink prepaid interest, and skip discount points if you may move or refinance within a few years. Get a buyer’s estimate from the title company early, and read our full guide to reducing closing costs.

One more Florida wrinkle worth knowing: homeowner’s insurance. Florida has the highest average premiums in the nation, and your first year’s premium is typically collected in full at closing as a prepaid. On a $500,000 home that can add several thousand dollars to your cash-to-close beyond the 2–5% in fees — so get an insurance quote early and factor it into your budget alongside the doc stamps and intangible tax.

Split Florida’s costs into two piles: the fixed state taxes, calculable to the dollar before you make an offer, and the negotiable fees, which reward shopping around. Know both, and there will be no surprises at the closing table.