Printable cheat sheet

    Florida mixed closing math cheat sheet for 2026

    Built for Florida sales associate exam prep and reviewed June 21, 2026. Sort each line by base, side, and formula before adding anything together.

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    Deed stampsSale price / 100, round up, x rate

    Most counties use $0.70 per $100. Miami-Dade is $0.60 for single-family and $1.05 for non-single-family transfers.

    Mortgage stampsLoan / 100, round up, x $0.35

    Use the recorded mortgage amount, not the sale price. The separate standalone-note cap is not a recorded-mortgage cap.

    Intangible taxSecured obligation x 0.002

    For ordinary exam mortgage stems, use the exact loan amount. Do not round into $100 units.

    CommissionSale price x rate

    Use the rate in the question. Rates are negotiable, not standard.

    ProrationDaily rate x days

    Name the day-count method and who owns the closing day before using the worksheet.

    Final totalAdd requested lines only

    Seller debit, buyer charge, and total transaction math are different totals.

    The exam setup rule

    1. Name the topic for each line item before calculating it.
    2. Circle the base: sale price, loan amount, taxable secured obligation, annual amount, or days.
    3. If seller days are not given, calculate the day count first.
    4. Calculate each line separately before combining totals.
    5. Label buyer charges and seller charges as separate buckets.
    6. Add only the bucket the final sentence asks for.

    Five worked examples

    Deed stamps$425,450 sale price, most Florida counties

    $425,450 / 100 = 4,254.5, round to 4,255 units. 4,255 x $0.70 = $2,978.50.

    Mortgage taxes$340,000 loan

    Mortgage stamps: 3,400 x $0.35 = $1,190. Intangible tax: taxable secured obligation $340,000 x 0.002 = $680.

    Commission$425,450 sale, 6% commission

    $425,450 x 0.06 = $25,527 total commission.

    Tax proration$4,380 annual taxes, 196 seller days, 365-day year

    $4,380 / 365 = $12 daily tax. $12 x 196 = $2,352 seller credit.

    Requested totalSeller math only

    Add seller-side deed stamps, commission, and seller tax proration only if the question asks for seller math.

    Traps to check

    1. Do not combine buyer and seller charges unless the question asks for a total transaction number.
    2. Do not use the sale price for mortgage-document taxes.
    3. Do not round intangible tax into $100 units.
    4. Do not apply Miami-Dade deed rates to mortgage stamps or intangible tax.
    5. Do not apply the $2,450 standalone-note cap to recorded mortgage documentary stamps.
    6. Do not guess proration days. Derive seller days from the closing date and closing-day ownership first.
    7. Do not answer the first subtotal you calculate. Re-read the final ask.

    Sanity check

    1. Every number should have a side: buyer, seller, loan, sale price, or day count.
    2. Deed stamps should follow the sale price. Mortgage stamps should follow the loan amount.
    3. Intangible tax should be exactly 0.2% of the taxable secured obligation.
    4. A proration amount should equal daily rate times the exact days used by the stem.
    5. Seller-only totals should exclude buyer financing charges.
    6. If the question asks for total transaction tax, combine only the tax lines.
    Practice the pattern Pass Florida drills mixed closing math without labels.

    Use the calculator, Math Coach, Trap Library, and 1,002 Florida-specific questions in the Pass Florida app.

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    Sources reviewed June 21, 2026: DBPR Real Estate Sales Associate Candidate Information Booklet, DBPR Examination Information, Pearson VUE Florida Real Estate exams, Florida DOR documentary stamp tax guidance, Florida DOR nonrecurring intangible tax guidance, F.S. 201.02, F.S. 201.08, F.S. 199.133, and F.S. 197.333. For exam prep only, not legal, tax, lending, title, or closing advice. Pass Florida is independent exam prep and does not provide licensing credit, use copied exam questions, or guarantee a passing score.

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