How to Read a Seller's Net Sheet in Florida: What You'll Actually Walk Away With

The Number That Matters Is the Bottom Line, Not the Sale Price

Sellers in Orlando fixate on the list price and the eventual sale price. That's understandable — it's the number they see, the number they negotiate over, the number their neighbors will find out about. But the number that actually determines whether you can buy your next home, pay off your mortgage, and have money left over is the net proceeds — and that number can be $40,000–$80,000 less than the sale price on a typical Central Florida home in 2026.

Here's how to read a seller's net sheet so there are no surprises at closing.

The Components of Seller Closing Costs in Florida

1. Real estate commission

Post-NAR settlement (August 2024), commission is negotiable and the structure has changed. Sellers and listing brokerages now negotiate listing-side commission directly. On the buyer side, if your buyer's agent is requesting compensation, that may come from you as a seller concession — or it may be negotiated as part of the offer. The total commission being paid in Central Florida transactions in 2026 is typically in the range of 3%–5% of purchase price, split between parties in various ways. On a $600K home, 4% = $24,000. This is still the largest single cost in most Florida transactions.

2. Documentary stamp tax on deed (doc stamps)

Florida charges $.70 per $100 of sale price on the deed. The seller pays this in most Florida counties. On a $600K home: $4,200. This is non-negotiable — it's a state tax.

3. Owner's title insurance

In most Florida counties (Orange, Seminole, Osceola, Lake), the seller traditionally pays for the owner's title insurance policy — the policy that protects the buyer's ownership interest. Cost varies by purchase price and title company, but on a $600K home, expect $1,800–$2,400. This is negotiable — it's a convention, not a law — but buyers expect it and deviation from the convention sometimes requires explanation.

4. Mortgage payoff

If you have an outstanding mortgage, the balance — including any prepayment penalty (rare today) and any accrued interest through the closing date — comes off your proceeds first. Get a 30-day payoff quote from your servicer before you list. This is usually not a surprise, but you need the exact number.

5. Property taxes (prorated)

In Florida, property taxes are paid in arrears — you pay this year's taxes in November of this year. When you sell mid-year, you owe taxes for the portion of the year you owned the property. This is calculated at closing as a proration and credited to the buyer (who will pay the full annual bill in November). On a $600K home in Orange County, annual taxes might run $6,000–$9,000 depending on millage rates and exemptions. A June closing means you're crediting approximately $3,000–$4,500 to the buyer at closing.

6. HOA transfer fee and estoppel letter

If your home is in an HOA — which covers most of Orlando's suburban neighborhoods, all of Horizon West, most of Lake Nona, and many in Dr. Phillips and Windermere — the HOA charges a fee to generate an estoppel letter (the document confirming your dues status and any outstanding balances) and transfer the membership. This typically runs $200–$500 total. Small number, but it catches sellers off guard.

7. Repair credits and seller concessions

If you agreed to repair credits or closing cost contributions during the negotiation, these come off the top of proceeds. A $10,000 seller-paid closing cost credit to the buyer means your net proceeds are $10,000 lower than if you'd sold without concessions.

8. Other smaller items

Recording fees for satisfactions of lien or prior mortgages, any existing code violations requiring resolution before closing, homeowner's insurance proration if you've prepaid — these are typically small ($100–$500) but appear on the closing disclosure.

Sample Net Sheet: $600,000 Sale in Orange County

Item	Amount
Sale price	$600,000
Less: Commission (4%)	−$24,000
Less: Doc stamps on deed	−$4,200
Less: Owner's title insurance	−$2,100
Less: Mortgage payoff (example)	−$280,000
Less: Property tax proration (June close)	−$3,750
Less: HOA transfer/estoppel	−$350
Less: Seller concessions (example)	−$8,000
Estimated net proceeds	$277,600

This is an illustration — your numbers will differ based on your mortgage balance, your HOA situation, your specific tax rate, and what you negotiate. The point is that the distance between $600,000 and $277,600 is real, and it's built from predictable, calculable items.

What Changes in 2026

The NAR commission settlement changed the disclosure and negotiation structure, but it did not make commissions disappear. What changed: buyer's agent compensation is now negotiated separately and often explicitly, rather than being baked invisibly into the listing-side commission. Sellers who try to offer zero buyer's agent compensation often find their listings receiving less showings — buyer's agents appropriately prioritize properties where their clients can receive representation without out-of-pocket cost. This is a real market dynamic in 2026.

Sellers who understand the economics are offering buyer's agent compensation in the 2%–3% range, either in the listing or as a seller concession in the offer. Sellers who refuse to negotiate this are not saving money — they're typically just getting fewer offers.

The Right Time to Run This Math

Before you list. Not after you accept an offer. Sellers who run their net sheet early avoid two common problems: pricing too low (because they overestimate how much they'll net) and pricing too high (because they don't realize how much the mortgage payoff and costs compress their flexibility).

I run a detailed estimated net sheet for every seller I work with before we discuss pricing — it's the only way to have an honest conversation about what the property needs to sell for to accomplish your financial goals.

---

Want to run the numbers on your specific situation? Let's talk.