Florida Closing Cost Calculator (2026)
Florida has two unique state taxes: documentary stamp tax on the deed ($0.70/$100 of purchase price) and intangible tax on the mortgage (0.2% of loan). Estimate your total cash to close including both FL-specific taxes, title insurance, and prepaids.
Florida State Taxes at Closing
| Tax | Rate | On $400k Purchase / $320k Loan | Who Pays |
|---|---|---|---|
| Doc Stamps on Deed | $0.70/$100 | $2,800 | Seller (most counties) |
| Doc Stamps — Miami-Dade | $1.05/$100 | $4,200 | Buyer (Miami-Dade custom) |
| Doc Stamps on Mortgage | $0.35/$100 | $1,120 | Buyer always |
| Intangible Tax on Mortgage | 0.2% of loan | $640 | Buyer always |
Source: Florida Dept. of Revenue, F.S. 201.02 & 199.135.
Title Insurance Custom by County
| County / Region | Who Pays Owner Title? |
|---|---|
| Most of North & Central FL | Buyer pays |
| Broward County | Seller pays |
| Miami-Dade County | Seller pays |
| Sarasota County | Seller pays |
| Collier County (Naples) | Seller pays |
| Palm Beach (varies) | Negotiable / split |
Florida Closing Costs — Full State-Specific Guide
Documentary Stamp Tax on the Deed (F.S. 201.02)
Florida imposes a documentary stamp tax on every deed transferring real property. The standard rate is $0.70 per $100 of consideration (purchase price). Miami-Dade County is the single exception, charging $0.60 per $100 plus a $0.45 surtax = $1.05 per $100 total.
By custom in most Florida counties, this tax is paid by the seller — it appears on the seller's side of the settlement statement. In Miami-Dade, the custom reverses and the buyer typically pays. In all cases, tax responsibility is negotiable in the purchase contract.
Documentary Stamp Tax on the Mortgage Note (F.S. 201.08)
A separate documentary stamp tax applies to the mortgage note (promissory note) at $0.35 per $100 of the loan amount. This is always paid by the borrower — it is not negotiable or transferable to the seller. On a $320,000 loan this equals $1,120. Cash purchases have no mortgage note and therefore no note doc stamps.
Intangible Tax on the Mortgage (F.S. 199.135)
Florida charges an intangible tax on secured obligations (mortgages) at $0.002 per dollar of the mortgage — 0.2% of the loan amount. This is also always paid by the borrower. On a $320,000 mortgage this equals $640.
Florida Title Insurance — OIR Promulgated Rates
Florida title insurance rates are set by the Florida Office of Insurance Regulation (OIR) — all title companies charge the same rate by law:
| Purchase Price | Owner Policy Rate | Simultaneous Lender Policy |
|---|---|---|
| Up to $100,000 | $5.75 per $1,000 | $25 flat (simultaneous) |
| $100,001 – $1,000,000 | $5.00 per $1,000 | $25 + additional per $1,000 |
| Over $1,000,000 | $4.00 per $1,000 | Reduced simultaneous rate |
Example: On a $400,000 purchase, the owner's title premium is approximately $2,075. The simultaneous lender's policy adds approximately $225.
Florida Property Tax Rates by County
Florida property tax rates vary significantly by county and include school district levies, county levies, and special assessments. Miami-Dade and Broward counties have relatively lower millage rates but higher assessed values; rural counties may have lower values but higher millage. The statewide average effective rate is approximately 0.9% – 1.2% of market value, but urban coastal areas often run higher:
| County | Effective Tax Rate | Annual Tax on $400k Home |
|---|---|---|
| Miami-Dade | 0.97% | $3,880 |
| Broward (Fort Lauderdale) | 1.07% | $4,280 |
| Palm Beach | 1.01% | $4,040 |
| Hillsborough (Tampa) | 1.06% | $4,240 |
| Orange (Orlando) | 1.12% | $4,480 |
| Pinellas (St. Pete) | 0.99% | $3,960 |
| Lee (Fort Myers) | 0.88% | $3,520 |
| Sarasota | 0.89% | $3,560 |
| Duval (Jacksonville) | 1.21% | $4,840 |
Florida Homeowners Insurance — Rising Costs in 2026
Florida is experiencing a severe homeowners insurance crisis. Multiple private insurers have exited the state, leaving Citizens Property Insurance Corporation (the state insurer of last resort) as the only option for many homeowners. Average annual premiums by region:
| Region | Average Annual HO Premium | Key Risk |
|---|---|---|
| Miami-Dade / Broward | $4,000 – $8,000+ | Hurricane, flood |
| Tampa Bay Area | $3,500 – $6,000 | Hurricane, storm surge |
| Orlando / Central FL | $2,500 – $4,500 | Wind, sinkholes |
| Jacksonville / NE FL | $2,000 – $3,500 | Wind, flooding |
| Southwest FL (Naples/Ft Myers) | $4,000 – $7,000+ | Hurricane (post-Ian) |
| Panhandle / NW FL | $3,000 – $5,500 | Hurricane, storm surge |
Worked Example: $400,000 Home, Orange County, Conventional 20% Down
| Item | Amount | Notes |
|---|---|---|
| Down Payment (20%) | $80,000 | |
| Loan Origination (0.75% of $320k) | $2,400 | |
| Appraisal | $550 | |
| Title Insurance — Owner Policy | $2,075 | Buyer pays in Orange County |
| Title Insurance — Lender Policy | $225 | Simultaneous issue rate |
| Closing / Settlement Fee | $600 | |
| Doc Stamps on Deed ($0.70/$100) | $0 | Seller pays (non-Miami-Dade) |
| Doc Stamps on Mortgage ($0.35/$100) | $1,120 | Buyer pays always |
| Intangible Tax (0.2% of $320k) | $640 | Buyer pays always |
| Recording Fee | $200 | Orange County |
| Prepaid Property Tax (2 months) | $747 | Based on $4,480/yr estimate |
| Prepaid HO Insurance (1 year) | $3,500 | Central FL estimate |
| Estimated Total Cash to Close | ~$92,057 |