Florida doc stamp tax calculator
How much are doc stamps in Florida?
The short answer
Florida’s transfer tax is its documentary stamp tax: on a deed, 70¢ per $100 of the price (0.7%) in every county but Miami-Dade, where it is 60¢, or $1.05 with the county’s 45¢ surtax, which is not charged on a deed of only a single-family residence: a condominium unit, a co-op unit or a detached dwelling. A mortgage adds 35¢ per $100 of the loan (0.35%) and an intangible tax of $2 per $1,000. On a $500,000 sale with a $400,000 loan, that is $3,500 on the deed and $2,200 on the mortgage. The Florida Realtors/Florida Bar “AS IS” contract puts the deed’s tax on the seller; the taxes on the mortgage are the borrower’s.
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Work out the doc stamps
Set by statute, in all 67 countiesDocumentary stamp tax
- Buyer
- $2,200.00
- Seller
- $3,500.00
A $500,000 purchase in Broward County, with a $400,000 loan.
On the deed
On the mortgage
Not in it: the title premium, recording, and every fee.
Price the whole closing with these figures
The rates, and the statutes that set them
Four are set by the Legislature: the deed rate, which is lower in Miami-Dade, and the two taxes on a mortgage, which are the same in all 67 counties. The fifth, the surtax, is Miami-Dade’s own: the county levies it by ordinance, up to the rate the statute allows. The rest of a closing there, the recording office included, is on the Miami-Dade County page.
On the deed
Deed stamps, in 66 counties
70¢ per $100 of the price, or part of $100
Charged on each part of $100, so the figure rounds up, not down.
Fla. Stat. § 201.02(1)(a)On the deed
Miami-Dade deed stamps
60¢ per $100 of the price, or part of $100
Lower than the rest of Florida because the 10-cent increase in ch. 92-317 was never applied here.
Fla. Stat. §§ 201.02(1)(a), 201.0205On the deed
Miami-Dade surtax
45¢ per $100 of the price, or part of $100
Not charged where the interest conveyed involves only a single-family residence.
Fla. Stat. §§ 201.031, 125.0167On the mortgage
Mortgage stamps
35¢ per $100 of the loan, or part of $100
The $2,450 cap in § 201.08(1)(a) is on the tax on a note or other written obligation to pay money. There is no cap on the tax on a mortgage recorded against Florida property.
Fla. Stat. § 201.08(1)(b)On the mortgage
Intangible tax
$2 per $1,000 of the loan: 2 mills on the dollar
One time, on the obligation the mortgage secures.
Fla. Stat. § 199.133(1)
Deed stamps at common prices
| Sale price | Outside Miami-Dade | Miami-Dade | Miami-Dade, with surtax |
|---|---|---|---|
| $100,000 | $700 | $600 | $1,050 |
| $200,000 | $1,400 | $1,200 | $2,100 |
| $250,000 | $1,750 | $1,500 | $2,625 |
| $300,000 | $2,100 | $1,800 | $3,150 |
| $400,000 | $2,800 | $2,400 | $4,200 |
| $500,000 | $3,500 | $3,000 | $5,250 |
| $600,000 | $4,200 | $3,600 | $6,300 |
| $750,000 | $5,250 | $4,500 | $7,875 |
| $1,000,000 | $7,000 | $6,000 | $10,500 |
| $1,500,000 | $10,500 | $9,000 | $15,750 |
| $2,000,000 | $14,000 | $12,000 | $21,000 |
Miami-Dade’s surtax is charged unless what is conveyed is only a single-family residence; where it is, the Miami-Dade column is the whole tax.
Mortgage stamps and intangible tax at common loan amounts
| Loan amount | Mortgage stamps | Intangible tax | Together |
|---|---|---|---|
| $100,000 | $350 | $200 | $550 |
| $200,000 | $700 | $400 | $1,100 |
| $300,000 | $1,050 | $600 | $1,650 |
| $400,000 | $1,400 | $800 | $2,200 |
| $500,000 | $1,750 | $1,000 | $2,750 |
| $750,000 | $2,625 | $1,500 | $4,125 |
| $1,000,000 | $3,500 | $2,000 | $5,500 |
The same in all 67 counties, on a purchase or a refinance.
How the tax is counted
The stamps are charged on every $100 and on any part of $100 left over, so the count of hundreds rounds up: a $500,050 sale is taxed on 5,001 hundreds, which is $3,500.70 at 70¢. The intangible tax is charged on each dollar, so it never rounds. The Department of Revenue publishes its own guidance on the documentary stamp tax, which is where the statute’s description of Miami-Dade is confirmed.
On a refinance
A refinance has no deed, so the only taxes are the two on the new mortgage. The calculator charges them on the whole new loan, which is what is owed unless the new loan continues the old one:
- Mortgage stamps. Under § 201.09, a note that only renews an existing note, signed by the same borrower and not enlarging it, is not taxed, and nor is the mortgage securing it; a renewal that increases the unpaid balance is taxed only on the increase. Fla. Stat. § 201.09
- Intangible tax. Under § 199.145(4), refinancing a loan the tax was paid on, with the original lender or its assignee, owes nothing up to the unpaid principal and accrued interest; above that, where the same borrower stays liable, only the excess is taxed. Fla. Stat. § 199.145(4)
Whether either applies turns on the loan papers, so it is settled on the file.
Who pays the doc stamps
Chapter 201 makes the parties liable for the tax without saying which of them pays it; the contract does. Paragraph 9(a) of the “AS IS” contract puts the tax on the deed, and any surtax, on the seller. The taxes on a new mortgage are the borrower’s, because a seller has no new loan.
| Tax | Buyer | Seller |
|---|---|---|
| Documentary stamp tax on the deed | — | $3,500 |
| Documentary stamp tax on the mortgage | $1,400 | — |
| Nonrecurring intangible tax | $800 | — |
| Each side | $2,200 | $3,500 |
Another contract can move the deed’s tax. Who pays what under the FAR/BAR contract lists every cost in paragraph 9. A contract drafted in another state is often silent on it: what a non-standard contract changes at closing.
The rates as a percentage
| Tax | Per $100 | Percent | Per $1,000 |
|---|---|---|---|
| Deed, in 66 counties | 70¢ | 0.7% | $7 |
| Deed, in Miami-Dade | 60¢ | 0.6% | $6 |
| Deed, Miami-Dade with surtax | $1.05 | 1.05% | $10.50 |
| Mortgage stamps | 35¢ | 0.35% | $3.50 |
| Intangible tax | 20¢ | 0.2% | $2 |
The stamps count any part of $100 as a whole one, so the tax can run a little over the percentage. The intangible tax is charged on each dollar, so it never does.
Doc stamps on each kind of closing
- A cash sale — the deed stamps alone: $3,500 on a $500,000 sale outside Miami-Dade. With no new mortgage there are no mortgage stamps and no intangible tax.
- A purchase with a loan — the deed is taxed on the whole price, however much of it is borrowed, and the mortgage separately on the loan: $2,200 more on a $400,000 loan.
- A refinance — no deed, so no deed stamps. The new mortgage carries the stamps and the intangible tax, on less than the whole loan only where it continues the old one; one with a new lender usually does not. More on refinance closings.
- A sale in Miami-Dade — 60¢ per $100 on a deed of only a single-family residence, and $1.05 with the surtax on anything else. A commercial sale is not a single-family residence, so both apply: commercial title works one through.
- A 1031 exchange — taxed as any sale: Florida has no documentary stamp tax exemption for an exchange. A reverse exchange adds a second deed, and whether that one is taxed turns on the exchange agreement. Both are in the Florida 1031 exchange closing guide.
- A foreign seller — the same stamps as on any sale. FIRPTA changes how much of the price reaches the seller at the closing, not what Florida charges: FIRPTA closings.
Common questions
How much are doc stamps in Florida?
On the deed, 70¢ per $100 of the price in every county but Miami-Dade, where it is 60¢. On a mortgage, 35¢ per $100 of the loan, plus an intangible tax of $2 per $1,000. On a $500,000 sale that is $3,500 on the deed, and a $400,000 mortgage adds $1,400 in stamps and $800 in intangible tax.
Does Florida have a real estate transfer tax?
Yes. Florida taxes a deed through its documentary stamp tax, which is what other states call a transfer tax: 70¢ per $100 of the price in every county but Miami-Dade, where it is 60¢, or $1.05 with the county’s surtax. That surtax is the only county addition to it. A mortgage is taxed separately, at 35¢ per $100 of the loan plus the intangible tax.
How are doc stamps calculated in Florida?
Divide the price by 100, count any part of $100 left over as a whole one, and multiply by the rate: 70¢ on a deed, or 60¢ in Miami-Dade. A $500,050 sale is 5,001 hundreds, so the deed stamps are $3,500.70. A mortgage is worked the same way on the loan at 35¢.
What percentage is the doc stamp tax in Florida?
On a deed, 0.7% of the price in every county but Miami-Dade, where it is 0.6%, or 1.05% with the surtax. On a mortgage, 0.35% of the loan in stamps and 0.2% in intangible tax. The stamps count any part of $100 as a whole one, so they can come to a little more than the percentage, by less than one more $100’s worth: under 70¢ on a deed outside Miami-Dade. The intangible tax is charged on each dollar, so it is the percentage to the cent.
A property sells for $200,000 with a $100,000 mortgage. What is the doc stamp tax on the deed?
$1,400. The deed is taxed on the whole price at 70¢ per $100, however much of it is borrowed (in Miami-Dade, $1,200 at 60¢, plus the surtax unless the property is a single-family residence). The $100,000 mortgage is taxed separately: $350 in mortgage stamps and $200 in intangible tax.
Are doc stamps the same in Broward, Palm Beach and the other counties?
On the deed, yes everywhere but Miami-Dade: 70¢ per $100 in the other 66 counties, Broward and Palm Beach included. On a mortgage, the 35¢ stamps and the intangible tax are the same in all 67. The calculator above takes the county and applies the right one.
What is the doc stamp rate in Miami-Dade?
On a deed that conveys only a single-family residence, which the statute says may be a condominium unit, a co-op unit or a detached dwelling, 60¢ per $100 of the price. On any other deed, $1.05: the 60¢ rate plus the county’s 45¢ surtax. On a $500,000 sale that is $3,000, or $5,250 with the surtax. The taxes on a mortgage are the same as in the rest of Florida.
Who pays the documentary stamp tax on the deed in Florida?
Chapter 201 makes the parties to the deed liable for the tax without saying which of them pays it. Paragraph 9(a) of the Florida Realtors/Florida Bar “AS IS” Residential Contract for Sale and Purchase puts the documentary stamp tax and any surtax on the deed on the seller. Another contract form can say otherwise, so read the one that was signed. The stamps and intangible tax on a new mortgage are the borrower’s: a seller has no new loan.
Why is the deed rate lower in Miami-Dade?
Lower than the rest of Florida because the 10-cent increase in ch. 92-317 was never applied here. Miami-Dade also levies a surtax of 45¢ per $100 of consideration, or part of $100, which is not charged where the interest conveyed involves only a single-family residence.
Is there a cap on doc stamps on a Florida mortgage?
The $2,450 cap in § 201.08(1)(a) is on the tax on a note or other written obligation to pay money. There is no cap on the tax on a mortgage recorded against Florida property.
What is the intangible tax?
A one-time tax on the obligation a mortgage secures: 2 mills on each dollar secured — $2 per $1,000. On a $400,000 loan it is $800. A cash sale carries neither it nor the mortgage stamps.
Are doc stamps charged on a refinance?
There is no deed on a refinance, so there are no deed stamps, but the new mortgage carries the mortgage stamps and the intangible tax. Under § 201.09, a note that only renews an existing note, signed by the same borrower and not enlarging it, is not taxed, and nor is the mortgage securing it; a renewal that increases the unpaid balance is taxed only on the increase. Under § 199.145(4), refinancing a loan the tax was paid on, with the original lender or its assignee, owes nothing up to the unpaid principal and accrued interest; above that, where the same borrower stays liable, only the excess is taxed.
What else is on the statement
The transfer taxes are only part of a closing. The title insurance calculator works out the promulgated premium, and the Florida closing cost calculator adds the premium, these taxes and the recording together, from an address or from the contract numbers. Which side pays each line is on the buyer and seller closing cost pages, and who pays for title insurance in each Florida county has the custom for the owner’s policy, county by county. What the charges set by law come to on each side is on Florida closing costs by county. A seller can see the deed stamps come off the proceeds on the seller net sheet.
The same taxes are set beside the premium, on one statement, in Florida title insurance: the complete 2026 guide, and the glossary defines doc stamps and the intangible tax in a sentence or two each.
We close purchases, sales and refinances across Florida: see residential title and closings and refinance closings.
Every rate on this page was read from the statute that sets it on September 14, 2026 and is linked to that section; paragraph 9(a) was read from the FloridaRealtors/FloridaBar-ASIS-7x form (Rev. 2/26) on October 8, 2026. Rates change by act of the Legislature — if one of these no longer matches what you are being charged, tell us and we will correct it. This page is not tax advice.