Florida seller's net sheet calculator, 2026 closing costs.
Add commission, deed documentary stamps, owner's title insurance by county custom, and the property tax proration, then see the seller's estimated net proceeds line by line with the exam-tested math separated from real-closing estimates.
A Florida seller's net proceeds is the sale price minus the mortgage payoff, commission, deed documentary stamps, any owner's title premium, the property tax proration credit, and closing fees. The seller customarily pays deed stamps and commission statewide, while the owner's title premium follows county custom: seller pays in most counties, buyer pays in Broward, Collier, Miami-Dade, and Sarasota.
Customary seller cost statewide; $0.60 per $100 on a Miami-Dade single-family home.
Negotiated percentage of the sale price, paid from seller proceeds.
Seller pays in most counties; buyer pays in Broward, Collier, Miami-Dade, and Sarasota.
Taxes are paid in arrears, so the seller credits the buyer through the day before closing.
Most Florida counties use $0.70 per $100 or portion of $100 of consideration.
Miami-Dade uses $0.60 per $100 for single-family transfers; the surtax applies to other transfers.
Florida title insurance premium rates are set by rule, while search, settlement, and related fees can vary.
DBPR lists Real Estate Related Computations and Closing of Transactions at 6 percent of the sales associate exam.
Estimate net proceeds without mixing up payoff, costs, and credits.
Work from sale price to net proceeds. The safest net sheet keeps the debt payoff separate from seller costs and makes the title-payer assumption visible.
Start with sale price. Use the contract price as the top line, then subtract each seller-side deduction once.
Separate payoff from selling costs. Mortgage payoff removes the seller's debt. Commission, deed stamps, title premium, settlement fees, and tax credits are separate costs.
Choose the title custom carefully. Seller pays the owner's title premium in most Florida counties, but buyer-pays counties and negotiated contracts can change that line.
Confirm prorations and contract terms. Taxes are commonly prorated as a seller credit because Florida property taxes are paid in arrears, but the signed contract and closing agent control the final disclosure.
Build the seller's side, line by line.
Florida custom varies by county. Seller pays in most counties; the buyer commonly pays in Broward, Collier, Miami-Dade, and Sarasota. This is a simplification, so confirm your county and contract.
This is an estimate for planning. Who pays the owner's title premium varies by county, estoppel and settlement fees vary by association and closing agent, and the property tax proration uses the prior year's bill until the new bill is issued.
Email this net sheet and the Florida template.
Get the itemized seller costs, the county title-custom note, and your current breakdown in one printable net sheet.
This is the forward net sheet, not the reverse price tool
This calculator starts from a known sale price and itemizes every Florida seller cost down to net proceeds. If instead you know the net you need and want to solve for the sale price that reaches it, use the seller net and required sale price calculator, which works the same math backward.
Why the county custom matters
The single biggest swing on a Florida seller net sheet is the owner's title insurance premium, which can run over a thousand dollars. In most counties that is a seller cost, but in Broward, Collier, Miami-Dade, and Sarasota the buyer customarily pays it. Getting that one line right changes the net more than most fees combined.
| Closing item | Customary payer | Note |
|---|---|---|
| Deed documentary stamps | Seller | Customary seller cost in all 67 counties. |
| Real estate commission | Seller | Paid from the seller's proceeds at closing. |
| Owner's title insurance premium | County custom | Seller in most counties; buyer in Broward, Collier, Miami-Dade, and Sarasota. |
| Lender's title policy | Buyer | Tied to the buyer's new loan, when financed. |
| Property tax proration | Seller credits buyer | Taxes in arrears, prorated through the day before closing. |
| Satisfaction of seller's mortgage | Seller | Recording the payoff of the seller's existing loan. |
| Recording the deed | Buyer | Distinct from recording the seller's satisfaction. |
| Settlement or closing fee | Each side | Each party usually pays its own closing fee. |
| HOA or condo estoppel fee | Seller | Seller proves dues are current; the buyer's transfer or application fee is separate. |
County custom is a default, not a rule. This calculator uses the common Florida convention that the seller pays the owner's title premium in most counties and the buyer commonly pays in Broward, Collier, Miami-Dade, and Sarasota. Local custom, form choice, and signed contract terms can change the line, so confirm with the closing agent before relying on a real transaction estimate.
Florida promulgated owner's title premium
Florida sets owner's title insurance premium rates by rule. The liability amount is rounded up to the next $1,000 and the minimum premium is $100. Title agents can add separate search and settlement fees on top of the promulgated premium.
| Liability band | Rate |
|---|---|
| First $100,000 of price | $5.75 per $1,000 |
| $100,000 to $1,000,000 | $5.00 per $1,000 |
| $1,000,000 to $5,000,000 | $2.50 per $1,000 |
| $5,000,000 to $10,000,000 | $2.25 per $1,000 |
| Over $10,000,000 | $2.00 per $1,000 |
Four seller net sheet questions to solve by setup.
These original Florida-style questions test seller proceeds, deed-stamp rounding, tax proration, and the equity-versus-net trap.
A Florida seller closes for $425,000 outside Miami-Dade. The payoff is $298,000, commission is 6 percent, deed stamps are included, and no title premium is charged to the seller. What is seller net before other costs?
Commission is $25,500 and deed stamps are $2,975. Net before other costs is $425,000 minus $298,000, $25,500, and $2,975.
A Florida property outside Miami-Dade sells for $425,050. What deed documentary stamp amount belongs on the seller side if the contract follows the common seller-pays custom?
Round consideration up to 4,251 taxable $100 units and multiply by $0.70.
Annual taxes are $4,800. Closing is July 1, 2026, and the seller owns through June 30. Using a 365-day method, what seller tax credit is closest?
The seller owns 181 days in 2026 before a July 1 closing. $4,800 / 365 x 181 is about $2,380.27.
A seller has $127,000 equity before closing costs. Commission, deed stamps, and fees total $31,675. What is the estimated net proceeds?
Equity is not net. Net proceeds equals equity minus seller closing costs.
What to review next.
Seller net sheet math touches deed stamps, prorations, commission, reverse target net, and mixed closing statement questions.
What is official, and what is a planning assumption.
The calculator separates official public-source rates from contract-controlled or local-custom lines. That keeps the page useful for exam prep without pretending a worksheet is a final closing disclosure.
Florida exam scope was checked against the current DBPR Sales Associate Candidate Information Booklet and DBPR Examination Information page.
Deed documentary stamp rates were checked against Florida Department of Revenue guidance and F.S. 201.02.
Owner's title premium math follows Florida Administrative Code Rule 69O-186.003 for promulgated original-policy premium rates.
County title-payer custom is treated as a planning convention. The signed contract, local practice, and closing agent control a real transaction.
Property tax proration is shown as a seller credit because Florida property taxes are paid in arrears. Real closings commonly use actual days, while exam-style questions may specify a 360-day method.
Practice questions are original Pass Florida examples written to test seller net, deed-stamp rounding, title-payer custom, tax proration, and equity-versus-net recognition. They are not copied exam questions.
Frequently asked questions about Florida seller net sheets.
Short answers for sellers, agents, and exam candidates comparing payoff, equity, title custom, prorations, and net proceeds.
Who pays closing costs when selling a house in Florida?+
The Florida seller customarily pays the real estate commission, the deed documentary stamp tax, the satisfaction of the seller's existing mortgage, and a property tax credit to the buyer for taxes that are paid in arrears. Whether the seller also pays the owner's title insurance premium depends on county custom.
Who pays for owner's title insurance in Florida?+
It varies by county and contract. In most Florida counties the seller customarily pays for the owner's title insurance policy and selects the closing agent. In Broward, Collier, Miami-Dade, and Sarasota, the buyer commonly pays. The party who pays the premium often selects the closing agent, but local custom and the signed contract can shift or split the charge.
How is the owner's title insurance premium calculated in Florida?+
Florida promulgates owner's title insurance premium rates. The standard original-policy rate is $5.75 per $1,000 of liability up to $100,000, then $5.00 per $1,000 from $100,000 to $1,000,000, with lower tiers above that. The liability amount is rounded up to the next $1,000 and the minimum premium is $100. For example, a $250,000 policy is about $1,325. Title agents may add separate non-promulgated fees such as search and settlement charges.
How does property tax proration work for a Florida seller?+
Florida property taxes are paid in arrears, meaning the bill issued in November covers that calendar year. At a mid-year closing the seller credits the buyer for the part of the year the seller owned the property, from January 1 through the day before closing, because the buyer will receive the full-year bill. Title companies use a 365-day daily method, while the Florida exam often uses a 360-day method, so the two can give slightly different numbers.
What is the difference between equity and seller net proceeds?+
Equity is the sale price minus the mortgage payoff. Net proceeds is what the seller actually walks away with after also subtracting commission, deed stamps, any owner's title premium, the tax proration credit, settlement fees, and other costs. Net proceeds is always lower than equity once selling costs are included.
Is this seller net sheet calculator for the exam or a real closing?+
Use it as a planning worksheet and an exam-math drill. The commission, deed stamp, and proration pieces overlap with Florida exam math, while the title, estoppel, and settlement lines make the worksheet more realistic. A real closing disclosure from your title company or attorney is the controlling document.
Is a Florida seller net sheet the same as a closing disclosure?+
No. A seller net sheet is an estimate built before or during negotiations. The closing disclosure, settlement statement, signed contract, lender instructions, title charges, and local tax data control the final transaction numbers.
What is the biggest seller net sheet mistake?+
The most common mistake is treating equity as net proceeds. Equity is sale price minus debt. Net proceeds also subtracts commission, deed stamps, title premium when seller-paid, prorations, settlement fees, estoppel fees, concessions, and other seller charges.
Does DBPR test seller net sheets on the Florida real estate exam?+
DBPR does not publish a fixed seller-net question count. The pieces of seller net math can appear inside Real Estate Related Computations and Closing of Transactions, which DBPR lists at 6 percent of the sales associate exam.