How accurate is this calculator?

It's a solid planning estimate based on standard Florida seller costs. Your actual net will vary based on your negotiated commission splits, exact HOA fees, property tax bill, and any seller concessions. Use this tool to get in the right ballpark — then request a personalized net sheet from Ryan for precision grounded in real comps.

What are typical Florida closing costs for sellers?

Florida sellers typically pay 1–1.5% of the sale price in closing costs. The main components are: doc stamps on the deed (0.70% of sale price), the owner's title insurance policy (~0.5%), a settlement or closing fee ($600–$800 flat), wire transfer fees (~$50), and recording fees (~$100). In most Orlando-area transactions, the seller pays the owner's title policy — unlike some other states where the buyer bears this cost.

Is real estate commission negotiable?

Yes — following the 2024 NAR settlement, buyer's agent compensation is no longer a fixed MLS requirement. Both the listing agent's commission and the buyer's agent commission are negotiable. That said, offering a competitive buyer's agent commission helps ensure broad agent exposure for your home. Ryan's listing commission is competitive and transparent — request a consultation for specifics.

What is a mortgage payoff and how does it affect my net?

Your mortgage payoff is the total amount you owe to your lender — principal balance plus any accrued interest, prepayment penalties, and fees. At closing, your lender is paid directly from the sale proceeds before you receive anything. Enter your estimated payoff amount in the calculator to see your true net after the mortgage is satisfied.

What is an HOA transfer fee?

If your community has a homeowners association, the HOA typically charges a transfer fee when the property changes ownership. In Florida, sellers are also required to provide an HOA estoppel letter — a document confirming you're current on dues, any violations, and upcoming special assessments. Transfer fees in Central Florida usually run $250–$750. The default $500 in the calculator is a reasonable mid-range estimate.

Do I need to prorate property taxes?

Yes. In Florida, property taxes are paid in arrears (you pay this year's taxes in November). At closing, your title company will calculate a credit to the buyer for the days you owned the home during the tax year. If you're closing mid-year, your proration could be several thousand dollars. Enter your best estimate here — the title company will finalize the exact figure on your closing disclosure.

What if the home doesn't appraise at the sale price?

If the buyer's lender orders an appraisal and it comes in below your agreed sale price, you'll typically have three options: reduce the price to the appraised value, ask the buyer to cover the gap out of pocket, or negotiate a number in between. A skilled listing agent can often minimize this risk through strategic pricing and appraisal management — and knows when to push back on low appraisals.

Seller tools

Seller Net Sheet Calculator — Orlando FL

A net sheet shows exactly how much you walk away with after selling your home — after commissions, closing costs, your mortgage payoff, and every other line item. Adjust the inputs below and your estimated proceeds update instantly.

Sale Price ($)

Mortgage Balance Remaining ($)

Listing Agent Commission (%)

Buyer's Agent Commission (%)

Closing Costs (%)

Covers doc stamps, title insurance, settlement fee. Default 1.5% is typical for Florida sellers.

HOA Transfer Fee

Home Warranty

Repairs / Concessions ($)

Property Taxes — Prorate ($)?You owe taxes through your closing date. Enter your estimated prorated share — your title company will calculate the exact amount at closing.

Estimated Net Proceeds

$785,100

Estimate only — consult a licensed agent for your precise figure

Gross Sale Price$850,000

Listing Commission (3%)− $25,500

Buyer's Agent Commission (3%)− $25,500

Title & Closing Costs (1.5%)− $12,750

HOA Transfer Fee− $500

Home Warranty− $650

= Estimated Net Proceeds$785,100

Want a precise number grounded in real comps on your street?

Get Your Personalized Net Sheet

Florida closing costs explained

What's included in that 1.5%?

Doc Stamps on Deed — 0.70%

Florida charges documentary stamp tax of $0.70 per $100 of the sale price. On an $850,000 sale, that's $5,950. This is the seller's largest fixed closing cost and is non-negotiable.

Owner's Title Insurance — ~0.50%

In Central Florida, the seller traditionally pays for the owner's title insurance policy. This one-time premium protects the buyer against title defects. On a typical luxury home, expect $3,500–$6,000 depending on sale price.

Settlement / Closing Fee — $600–$800

The title company or closing attorney charges a flat settlement fee to conduct the closing, prepare documents, disburse funds, and coordinate with lenders. Typically $600–$800 in the Orlando market.

Wire Transfer & Recording — ~$150

Wire transfer fees to send proceeds to your bank (~$50) and county recording fees to record the new deed (~$100). Small but real costs at closing.

Title Search & Exam — ~$200–$350

The title company performs a public records search to confirm clear title. This exam fee is usually bundled into the closing fee or listed separately on your closing disclosure.

What's NOT in the default 1.5%

Mortgage payoff, real estate commissions, property tax proration, HOA fees, and home warranty are each listed separately in the calculator — so you get a fully transparent breakdown, not a single opaque percentage.

Commission in today's market

Understanding commission after the NAR settlement.

The 2024 NAR settlement changed how buyer's agent compensation works. Prior to the settlement, sellers were effectively required to offer buyer's agent compensation through the MLS. Now, buyer's agent compensation is fully negotiable and must be disclosed and agreed to separately — it no longer appears on the MLS at all.

In practice, most Orlando sellers still offer a buyer's agent commission of 2–3% to remain competitive. Homes that offer lower compensation may see reduced showing activity, since buyer's agents are under no obligation to show properties that don't meet their buyer's contractual agreement. It's a real calculation: lower commission versus broader buyer exposure.

The listing agent commission (what you pay your agent directly) is separately negotiable and has always been. Both commission fields in the calculator default to 3%, but you can adjust either to model different scenarios.

2.5–3%

Typical listing commission

2–3%

Typical buyer's agent commission

4.5–6%

Total commission range

Get a personalized net sheet from Ryan

This calculator is a starting point. A real net sheet is a closing-table plan.

The calculator gives you a solid estimate — but your actual net depends on your exact property, your HOA's transfer fee schedule, current buyer demand in your community, and your negotiated terms.

Ryan will review your property details and send a personalized net sheet within one business day — including a recommended list price range grounded in actual closed comps on your street, not automated estimates.

Actual closed comps on your street
Community-specific pricing strategy
Closing cost breakdown for your property
Recommended list price range
Timeline to close estimate

Common questions

Frequently asked questions.

How accurate is this calculator?: It's a solid planning estimate based on standard Florida seller costs. Your actual net will vary based on your negotiated commission splits, exact HOA fees, property tax bill, and any seller concessions. Use this tool to get in the right ballpark — then request a personalized net sheet from Ryan for precision grounded in real comps.
What are typical Florida closing costs for sellers?: Florida sellers typically pay 1–1.5% of the sale price in closing costs. The main components are: doc stamps on the deed (0.70% of sale price), the owner's title insurance policy (~0.5%), a settlement or closing fee ($600–$800 flat), wire transfer fees (~$50), and recording fees (~$100). In most Orlando-area transactions, the seller pays the owner's title policy — unlike some other states where the buyer bears this cost.
Is real estate commission negotiable?: Yes — following the 2024 NAR settlement, buyer's agent compensation is no longer a fixed MLS requirement. Both the listing agent's commission and the buyer's agent commission are negotiable. That said, offering a competitive buyer's agent commission helps ensure broad agent exposure for your home. Ryan's listing commission is competitive and transparent — request a consultation for specifics.
What is a mortgage payoff and how does it affect my net?: Your mortgage payoff is the total amount you owe to your lender — principal balance plus any accrued interest, prepayment penalties, and fees. At closing, your lender is paid directly from the sale proceeds before you receive anything. Enter your estimated payoff amount in the calculator to see your true net after the mortgage is satisfied.
What is an HOA transfer fee?: If your community has a homeowners association, the HOA typically charges a transfer fee when the property changes ownership. In Florida, sellers are also required to provide an HOA estoppel letter — a document confirming you're current on dues, any violations, and upcoming special assessments. Transfer fees in Central Florida usually run $250–$750. The default $500 in the calculator is a reasonable mid-range estimate.
Do I need to prorate property taxes?: Yes. In Florida, property taxes are paid in arrears (you pay this year's taxes in November). At closing, your title company will calculate a credit to the buyer for the days you owned the home during the tax year. If you're closing mid-year, your proration could be several thousand dollars. Enter your best estimate here — the title company will finalize the exact figure on your closing disclosure.
What if the home doesn't appraise at the sale price?: If the buyer's lender orders an appraisal and it comes in below your agreed sale price, you'll typically have three options: reduce the price to the appraised value, ask the buyer to cover the gap out of pocket, or negotiate a number in between. A skilled listing agent can often minimize this risk through strategic pricing and appraisal management — and knows when to push back on low appraisals.

Ready to list?

Know your number before you list.

The net sheet is step one. A full seller consultation with Ryan covers your pricing strategy, pre-listing prep, and timeline — so you close on your terms.

Explore selling with MaxLife Seller pricing guide