What are closing costs in Broward County?

The loan is 80% of the price. The owner’s policy is counted on the buyer’s side, where Broward County’s custom puts it. Priced at the original rate, as a single-family residence, on a 3-page deed and a 25-page mortgage. The same rows are a CSV download, and the closing cost calculator works it out at your own price and loan.

The statutes were read on September 14, 2026. Each line is worked out on its own, at your figures, on the doc stamp calculator and the title insurance calculator.

The buyer customarily pays for the owner’s title policy in Broward County. Custom is not law. The purchase contract decides it, and in a negotiated deal either side can end up paying. Read the contract before assuming which line it falls on.

The Florida Realtors/Florida Bar “AS IS” Residential Contract for Sale and Purchase puts the deed’s documentary stamp tax on the seller in paragraph 9(a), and its paragraph 9(c) has the parties choose who pays for the owner’s policy, which is where the county’s custom comes in. The taxes on the mortgage and its recording are the borrower’s alone: a seller has no new loan.

The buyer customarily chooses the closing agent, the title company, in Broward County. That is a custom of its own: the side that pays for the owner’s policy usually brings the closing agent, and the contract can put either on either side. What each side can insist on is on who chooses the title company.

That is the custom as we see it on our own files, confirmed on November 3, 2026. It is a report of what is usual, not a rule, and not a promise about your contract.

The contract has a box written for this county and one other: “AS IS” contract ¶9(c)(iii), the Miami-Dade/Broward regional provision. Checked, it has:

• the buyer choose the closing agent and pay the owner’s premium;
• the seller pay the actual cost of the title search, up to the figure the contract writes in or $200 where the blank is left empty;
• and the seller pay the actual cost of the tax search and the municipal lien search.

No law prices those searches, so they are in none of the figures above. The seller net sheet works the box through line by line.

How the custom runs in the other counties is on who pays for title insurance in Florida.

The deed is taxed by the state, not by the county, and the rate in Broward County is the rate in 66 of the 67 counties; Miami-Dade is the exception. The stamps are charged on each $100 or part of $100, so they round up. On a $500,000 sale with a $400,000 loan the deed’s stamps are $3,500 at 70¢ per $100; the taxes on the mortgage are $2,200.

Deeds and mortgages in Broward County record with the Broward County Records, Taxes and Treasury Division. The charge is by the page: $27 for a 3-page deed and $214 for a 25-page mortgage.

A title search reads Broward County’s official records. Open or expired permits, code enforcement cases, unpaid utility balances and special assessments are a city’s to know, and take a municipal lien search directed to the city, which the city prices and times as it likes. It is in none of the totals above. What each city here with a page on this site publishes:

Coral Springsthe city’s lien search page

• The City’s Lien Inquiry Form costs $75 per property with a reply in ten business days, or $125 expedited with a reply in one. Code Compliance and Fire Inspections reply separately, and Water Billing will update the water balance once at no cost within 30 days. Source: Coral Springs, Lien search Read October 7, 2026.
• The Lien Inquiry Form, revised May 2026, answers in three parts: the City water district balance, less the final bill on an open account, then Code Compliance and Business Tax with active cases, liens and unpaid landlord, neighborhood preservation, business tax and abandoned property registration fees, and Fire Inspections with its cases, liens and fees. Source: Coral Springs, What it covers Read November 4, 2026.

Deerfield Beachthe city’s lien search page

• The City’s Code Compliance page sends lien searches to an online lien portal run by a private company, which searches municipal liens and takes payment of them. Source: Deerfield Beach, Lien search Read November 9, 2026.

Fort Lauderdalethe city’s lien search page

• The City issues its lien reports online, through the portal linked from its Lien Search page, and takes lien and payoff questions through messages sent from the report. Source: Fort Lauderdale, Lien search Read October 7, 2026.

Hollywoodthe city’s lien search page

• The City charges $163 for a residential lien search in 8 to 10 business days or $248 expedited in 1 to 2, and $327 or $447 for non-residential property, plus $25 per meter where a property has several. Source: Hollywood, Lien search Read October 7, 2026.

Lauderhillthe city’s lien search page

• Since 1 April 2021 the City no longer answers estoppel requests itself. Municipal lien information comes from a private company its Lien Search page links, which reports only City of Lauderhill liens, and the City adds $12.50 to each lien or estoppel letter. Source: Lauderhill, Lien search Read November 9, 2026.
• The City says a lien must be paid before the property is transferred, and that a full title search should still be made, since its lien report covers only City liens. Source: Lauderhill, What it covers Read November 9, 2026.

Miramarthe city’s lien search page

• The Financial Services lien inquiry costs $105 per address, takes 3 to 5 business days and covers property liens, delinquent account balances, water and sewer balances and special assessments. The city says it is incomplete without asking the Building Department about open permits and Code Compliance about open violations. Source: Miramar, Lien search Read October 7, 2026.
• The city says a Finance lien response is good for 30 days from the date at the bottom of the form, except for utility billing balances. Source: Miramar, Validity Read October 7, 2026.

Parklandthe city’s lien search page

• The City’s Lien Request Form costs $60 for each address, with 3 to 5 business days allowed, not counting mail time, and more where a search needs extensive research. It goes in with a check and a stamped, self-addressed envelope, since the City no longer faxes results and takes no requests by phone. Source: Parkland, Lien search Read October 19, 2026.
• The fee schedule in effect from 1 October 2026 sets the lien search at $60 per folio for a residential property and $150 per folio for a commercial one. Source: Parkland, Lien search fee Read October 19, 2026.
• The City’s reply lists code enforcement liens, special assessments, recording fees and building permits. It leaves out water and sewer, which the City does not provide, so unpaid bills come from the property’s own provider, and solid waste lien status from the hauler. Source: Parkland, What it covers Read October 19, 2026.

Pembroke Pinesthe city’s lien search page

• The Finance Department checks for utility, code enforcement, S.H.I.P. and special assessment liens, and refers open building permit searches to the Building Department. The city notes Broward County may hold other encumbrances. Source: Pembroke Pines, Lien search Read October 7, 2026.
• A lien inquiry costs $100 for each property, plus any additional research costs the City advises, and no request is processed without payment. Source: Pembroke Pines, Lien search fee Read October 7, 2026.

Plantationthe city’s lien search page

• The City’s lien search costs $52.50 per folio in 5 to 7 business days, or $125 for 2-day expedited service. It shows only liens the City has placed, such as code enforcement, lot mowing, sidewalk repair, special assessment, unsafe structure and outstanding water and sewer bill liens. Source: Plantation, Lien search Read October 7, 2026.

Pompano Beachthe city’s lien search page

• The Building Division’s lien search reports liens and fines for code enforcement, nuisance abatement, unsafe structures, open permits, alarm billing and special assessments, as they stand when the search is completed. Source: Pompano Beach, Lien search Read October 7, 2026.
• The search costs $110 per folio, more if extensive research is needed, and takes 5 to 7 business days, not counting Fridays and holidays. Source: Pompano Beach, Lien search fee Read October 7, 2026.

Sunrisethe city’s lien search page

• The City Clerk searches public service (utility), code enforcement and special assessment liens for $100 per address, account or folio, and the city says a search is valid for up to 30 days. The City also issues public service liens for its utility customers in Davie and Weston. Source: Sunrise, Lien search Read October 7, 2026.

Tamaracthe city’s lien search page

• The City’s Lien Search Request is made online, for properties inside the city only. It costs $159, non-refundable, and takes 7 to 10 business days, with no rush service. The results come by email. Source: Tamarac, Lien search Read November 9, 2026.
• The search reports open building permits with their numbers, the water, sewer and garbage balances and deposits, Special Magistrate cases for building, code, business license and fire violations, CDBG and SHIP housing liens, and any other amount owed to the City. Source: Tamarac, What it covers Read November 9, 2026.

Westonthe city’s lien search page

• The City searches a Weston property for pending code violations, code enforcement liens and open permits, one application per parcel, in 5 business days. Source: Weston, Lien search Read November 9, 2026.

Davie’s site could not be read, so nothing is printed rather than guessed. Each line restates what the city’s own page said on the date shown; cities change these pages without notice. Every city in the table is on municipal lien search fees, by city.

The figures above are set by rules that apply across Florida. These are Broward County’s own: what its offices charge, what lands on the tax bill and what a buyer takes on with the property. None of it is in the totals.

Estimates leave out fees

The Property Appraiser’s tax estimators include nothing for the non-ad valorem fees that cities and local taxing districts charge. It suggests adding roughly $100-350 for a single-family home, and a property’s own fees show on its most recent online TRIM notice. Source: Estimates leave out fees

Reassessment after a purchase

A home is reassessed by the Property Appraiser the year after it is bought, from the purchase price and comparable qualified sales, as of January 1. Its Homebuyer’s Tax Estimator gives a rough estimate of that year’s taxes. Source: Reassessment after a purchase

Exemptions after a sale

A buyer inherits the seller’s exemptions for the year of the sale and must file for homestead in their own name, the Property Appraiser says. The seller’s exemptions come off automatically at the end of that year, or may come off in the year of the sale if the seller claims homestead on another Florida property that year. Source: Exemptions after a sale

The bill after a sale

Taxes go with the property, not the owner, the Tax Collector says. A bill can still carry the previous owner’s name if the sale came after the tax roll was prepared, usually by July 1, and a buyer who got a prorated credit at closing owes the entire bill. Source: The bill after a sale

Assessments on the tax bill

The Tax Collector’s guide to the 2025 bill lists the authorities whose non-ad valorem assessments can appear on a Broward bill, among them County Street Lighting, the County’s unincorporated fire and solid waste charges, water control and community development districts, safe-neighborhood districts and PACE providers. Source: Assessments on the tax bill

Delinquent tax payoffs

The Tax Collector says the amount owed on delinquent taxes may rise on the first day of each month, so it asks payers to get the amount and deadline first. Once a tax certificate is issued it takes only cash, cashier’s check, money order or wire, and a delinquent payment must reach its office, as postmarks are not honored. Source: Delinquent tax payoffs

Each line restates what the page linked beside it said when it was read, on October 15, 2026: a page of one of the county’s own offices, its code, or one it links to. Offices change these pages without notice; on a file where one of them matters, ask us and we will check it again.

Everything the county’s offices publish that we have read is on the Broward County page.

Only what a statute or the promulgated rule prices is counted. Not counted:

• The title agency’s settlement or closing fee, and the title search and examination
• The lender’s policy and the endorsements the lender asks for, and e-recording
• The survey, the municipal lien search, estoppel letters and association fees
• The lender’s own charges, prepaid interest and escrows
• The commission, and the tax and association prorations

The seller net sheet adds a seller’s payoff, commission and prorations, and the property tax proration calculator works the tax credit on its own. A quote itemizes the rest: send us the contract and we reply with every line.