April 30, 2026· 5 min read· By Ryan Solberg, Broker #BK3354351
How Much Does It Cost to Sell a House in Florida? Full Fee Breakdown
Selling a home in Florida typically costs 7–9% of the sale price — including real estate commissions, title fees, doc stamps, and prepaids. On a $500,000 sale, expect to net approximately $455,000–$465,000 before mortgage payoff.
On a $500,000 Florida home sale, sellers typically pay $35,000–$45,000 in total costs — about 7–9% of the sale price — before mortgage payoff. That leaves a net of approximately $455,000–$465,000 at the closing table. Here is exactly where that money goes.
Real Estate Commission
Post-NAR settlement (effective 2024), commission is fully negotiated — there is no standard rate. In the Orlando and greater Florida market, total commission typically runs 5–6%, split between the listing agent and the buyer's agent. On a $500,000 sale, that is $25,000–$30,000.
The key change from 2024 forward: sellers are no longer required to offer buyer agent compensation through the MLS. Buyer agent compensation is now a separate negotiation, often structured through the buyer's purchase contract or a seller concession. In practice, most Florida sellers are still offering 2.5–3% to the buyer side to attract represented buyers — but it is now negotiable, not automatic.
Seller commission on $500K: $25,000–$30,000
Documentary Stamp Tax on the Deed
Florida imposes a documentary stamp tax (doc stamps) on the deed at 70 cents per $100 of the sale price. This is a seller obligation in most Florida counties (Miami-Dade uses a different rate structure).
- $300,000 sale → $2,100
- $500,000 sale → $3,500
- $700,000 sale → $4,900
- $1,000,000 sale → $7,000
Doc stamps on $500K: $3,500
Title Insurance — Owner's Policy
In most Florida counties, the seller pays for the buyer's owner's title insurance policy. This is a regional custom — not a legal requirement — but it is the standard expectation in Orange, Seminole, Osceola, and most surrounding counties. (In some counties, such as Broward and Miami-Dade, buyers customarily pay.)
Premiums are set by the Florida Office of Insurance Regulation using the TIRSA rate schedule. On a $500,000 sale, the owner's policy runs approximately $2,575–$3,200 depending on the title company and any simultaneous issue discount if the buyer is getting a lender's policy at the same time.
Owner's title policy on $500K: $2,575–$3,200
Title/Closing Settlement Fee
The title company charges a settlement or closing fee for handling the closing mechanics — preparing the HUD-1 or ALTA settlement statement, coordinating payoffs, disbursing funds, and recording documents. This fee runs $400–$800 at most Florida title companies.
Settlement fee: $400–$800
HOA Estoppel Letter
If your home is in a homeowners association, Florida law requires an estoppel certificate — a document confirming your current dues balance, any open violations, and upcoming assessments. The HOA charges a statutory fee for this letter: up to $299 if the account is current, up to $299 additional if expedited. If you have multiple HOAs (common in master-planned communities), each one charges separately.
HOA estoppel: $100–$600 depending on the community
Prorated Property Taxes
Florida property taxes are paid in arrears. At closing, the seller credits the buyer for the portion of the current tax year the seller occupied the home. If you close in April, you owe roughly four months of taxes. On a $500,000 home with a $6,000 annual tax bill, that is approximately $2,000 at closing.
The exact amount depends on your assessed value, exemptions, and closing date. Your title company will calculate this precisely on the settlement statement.
Pre-Sale Preparation Costs (Optional but Common)
These costs are not paid at closing, but they directly affect your net:
- Professional staging: $1,500–$4,000 for a full occupied-home staging consultation and key room staging. Vacant home staging runs higher.
- Pre-listing inspection: $350–$500. Knowing your home's condition before buyers do gives you negotiating control.
- Cosmetic repairs and touch-ups: $500–$5,000+. Fresh paint, landscaping refresh, fixture updates. The return on targeted cosmetic spend is well above the cost in most markets.
- Professional photography: $200–$500. Non-negotiable in the current market. Homes with professional photos sell faster and at higher prices — period.
Net Proceeds Estimate by Sale Price
| Sale Price | Commission (5.5%) | Doc Stamps | Title + Closing | Est. Total Costs | Estimated Net |
|---|---|---|---|---|---|
| $300,000 | $16,500 | $2,100 | $3,500 | ~$22,500 | ~$277,500 |
| $400,000 | $22,000 | $2,800 | $4,200 | ~$29,500 | ~$370,500 |
| $500,000 | $27,500 | $3,500 | $5,000 | ~$36,500 | ~$463,500 |
| $700,000 | $38,500 | $4,900 | $6,500 | ~$50,500 | ~$649,500 |
| $1,000,000 | $55,000 | $7,000 | $8,500 | ~$71,500 | ~$928,500 |
Estimates assume 5.5% total commission, standard Orange/Seminole County title customs, and no mortgage payoff. Your actual costs will vary.
What This Doesn't Include
Mortgage payoff is the single largest variable and is separate from closing costs. If you owe $350,000 on a $500,000 home, your actual cash in hand after costs and payoff is roughly $113,500 — not $463,500. Request a payoff statement from your lender before listing; it will include the principal balance plus any prepayment penalties (rare on conventional loans) and per-diem interest.
Capital gains taxes are also separate. Most primary residence sellers owe nothing federally due to the Section 121 exclusion, but verify with a CPA if your gain is substantial or the property was ever a rental.
Run Your Numbers
Every situation is different — your commission rate, HOA structure, loan balance, and closing date all affect the bottom line. Use the seller net sheet tool to model your specific scenario before you list.
Ryan Solberg is a licensed Florida real estate broker with MaxLife Realty, based in Orlando. This post reflects market conditions as of April 2026. Consult a CPA for tax-specific questions.
How to Calculate Your Net Proceeds When Selling a Florida Home
Step-by-step calculation of seller net proceeds after commission, doc stamps, title fees, concessions, and loan payoff — using the same math as a Florida seller net sheet.
Step 1
Start With the Sale Price as Your Gross Proceeds
Your net proceeds calculation starts with the gross sale price — what the buyer is paying. This is the number in the purchase contract. Everything else is a deduction from this number. On a $600,000 home, every line item below reduces what you actually receive at closing. Run this calculation before accepting an offer so you know your real bottom line, not just the headline price.
Step 2
Subtract Real Estate Commission
Following the 2024 NAR settlement, buyer's agent compensation is now negotiated separately and is no longer automatically included in the seller's commission obligation. In practice, many sellers in Central Florida continue to offer buyer's agent compensation (typically 2.5–3%) to attract buyer representation and maximize showings. Your listing agent commission is separate and typically negotiated at 2–3%. Total commission exposure: 5–6% in most transactions. On a $600,000 sale at 5.5%, that is $33,000. Commission is the single largest seller cost in a Florida transaction.
Step 3
Subtract Documentary Stamp Tax on the Deed
Florida's documentary stamp tax on the deed is paid by the seller (in most Florida counties except Miami-Dade) at $0.70 per $100 of the sale price. On a $600,000 sale: $600,000 ÷ $100 × $0.70 = $4,200. This is a mandatory state transfer tax — it cannot be negotiated away, though it can be built into contract negotiations about who bears the cost. In Miami-Dade County, the rate is $0.60 per $100 on the deed.
Step 4
Subtract Title Insurance and Closing Agent Fees
By Central Florida custom, the seller pays for the buyer's owner's title insurance policy. The premium is regulated by Florida statute: approximately $3,075 on a $600,000 sale (at $5.00 per $1,000 above the first $100,000). The closing agent (title company or real estate attorney) also charges a settlement fee for handling the transaction: typically $500–$1,000 for a standard residential sale. Other seller-side closing costs: deed preparation ($150–$250), recording fees ($10–$25), and HOA estoppel fees ($250–$500 per HOA). Total title and closing fees typically run $4,000–$5,000 on a mid-range transaction.
Step 5
Subtract Any Seller-Paid Concessions or Repair Credits
If you agreed to any seller concessions in the contract — closing cost credits, rate buydown contributions, repair allowances — subtract them here. On a $600,000 sale with a $10,000 closing cost credit and $5,000 in post-inspection repair credits, deduct $15,000 from gross proceeds. Concessions are real costs that reduce your net; include them in pre-listing projections if you expect a competitive market will require them.
Step 6
Subtract Your Mortgage Payoff
If you have an existing mortgage, request a payoff statement from your lender before closing. The payoff amount includes: current principal balance + accrued per-diem interest through the projected closing date + lender payoff processing fee ($50–$250). The payoff is typically good for 30 days and can be updated if your closing date changes. On a $600,000 sale with a $380,000 payoff, your cash proceeds after payoff are approximately $600,000 − $380,000 − all selling costs = approximately $167,000 net. Use the MaxLife Seller Net Sheet calculator at maxliferealty.com/tools/seller-net-sheet to model your specific scenario.
Step 7
Run the Full Net Sheet Before Listing, Not the Day Before Closing
The seller net sheet is a projection of your actual take-home proceeds after all costs. Run it before you set your list price — not after you accept an offer. If you need a minimum of $X to pay off your mortgage and meet your financial goals, you must price the home high enough that, after all selling costs, the proceeds meet that floor. An agent who doesn't show you a net sheet before listing isn't giving you the information you need to make a rational decision. Request a net sheet analysis before signing a listing agreement: price the home, project the costs, and verify the outcome meets your needs.
Frequently asked questions
- How much does it cost to sell a house in Florida?
- Sellers typically pay 7–9% of the sale price in total costs. On a $500,000 home, that is roughly $35,000–$45,000, leaving an estimated net of $455,000–$465,000 before mortgage payoff.
- How much is real estate commission in Florida?
- Commission is fully negotiable following the 2024 NAR settlement. In Florida, total commission typically runs 5–6%. On a $500,000 sale, that is $25,000–$30,000.
- What are doc stamps in Florida real estate?
- Documentary stamp tax is a Florida seller obligation charged at 70 cents per $100 of the sale price. On a $500,000 sale, doc stamps total $3,500.
- Who pays title insurance in Florida — the buyer or seller?
- By longstanding custom in most Florida counties, the seller pays for the buyer's owner's title insurance policy. On a $500,000 sale, this runs approximately $2,575–$3,200.
- What are the seller's closing costs on a $500,000 house in Florida?
- Estimated costs include $27,500 in commission (at 5.5%), $3,500 in doc stamps, and roughly $5,000 in title and closing fees, for a total of approximately $36,500 and a net of about $463,500.
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