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    Florida seller's net sheet template for 2026

    An itemized Florida seller net sheet: subtract every customary seller cost from the sale price to reach net proceeds. Use it for planning and to drill the exam-tested pieces. Verified June 21, 2026.

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    Sale priceContract price

    The starting point for the net sheet.

    Mortgage payoffLess: loan balance

    Seller's existing loan, paid at closing.

    Real estate commissionLess: sale price x rate

    Customary seller cost, negotiated percentage.

    Deed documentary stampsLess: price / 100, round up, x $0.70

    Customary seller cost. $0.60 per $100 on a Miami-Dade single-family home.

    Owner's title insuranceLess: promulgated premium (county custom)

    Seller in most counties; buyer in Broward, Collier, Miami-Dade, and Sarasota.

    Property tax prorationLess: annual tax x seller days / year

    Taxes in arrears, so the seller credits the buyer through the day before closing.

    Settlement and other feesLess: settlement, estoppel, recording

    Each side usually pays its own settlement fee.

    Net proceeds= price - payoff - costs - credits

    What the seller actually walks away with.

    Who customarily pays in Florida

    1. Deed documentary stamps: seller, all 67 counties.
    2. Real estate commission: seller.
    3. Owner's title premium: seller in most counties; buyer in Broward, Collier, Miami-Dade, and Sarasota.
    4. Lender's title policy: buyer, when financed.
    5. Property tax proration: seller credits buyer (taxes in arrears).
    6. Satisfaction of seller's mortgage: seller. Recording the deed: buyer.
    7. Settlement or closing fee: each side pays its own.

    Promulgated owner's title premium

    1. First $100,000 of price: $5.75 per $1,000.
    2. $100,000 to $1,000,000: $5.00 per $1,000.
    3. $1,000,000 to $5,000,000: $2.50 per $1,000.
    4. Liability rounds up to the next $1,000; minimum premium $100.
    5. Example: a $250,000 policy is about $1,325.

    Traps to check

    1. Do not assume the buyer pays owner's title statewide. It is seller-pays in most Florida counties.
    2. Do not skip deed documentary stamps. They are a customary seller cost.
    3. Do not prorate taxes the wrong direction. In arrears means the seller credits the buyer.
    4. Do not confuse equity (price minus payoff) with net proceeds after selling costs.
    5. Do not treat county custom as fixed. The signed contract controls who pays.
    Practice the patternPass Florida drills commission, deed stamps, and proration.

    Use the calculator, Math Coach, and 1,002 Florida-specific questions inside Pass Florida.

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    Sources reviewed June 21, 2026: DBPR: Sales Associate Candidate Information Booklet, Florida Department of Revenue: Documentary stamp tax guidance, Florida Statutes: F.S. 201.02 deed documentary stamp tax, Florida Statutes: F.S. 197.333 property taxes due and delinquent, Florida Administrative Code: Rule 69O-186.003, promulgated title premium rates, Old Republic Title: Florida title and closing cost calculator resources, Florida Realtors / Florida Bar: FR/BAR residential contract and STANDARD K proration. For planning and exam prep only, not legal, tax, brokerage, title, closing, or financial advice. County custom is a planning convention, not a rule. Your signed contract and closing disclosure control real transaction numbers.

    Product note. Pass Florida is independent exam prep, not a DBPR-approved course, broker, title company, lender, tax adviser, closing agent, Pearson VUE scheduler, or guarantee of a passing score.

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