What are closing costs in Miami-Dade County?

The loan is 80% of the price. The owner’s policy is counted on the buyer’s side, where Miami-Dade 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. Where the property is not a single-family residence, the seller also owes the surtax in the last column. 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 Miami-Dade 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 Miami-Dade 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.

Miami-Dade County is the one county that does not pay the statewide deed rate: the 10-cent increase the Legislature added in 1992 was never applied here, and the county levies a surtax the other 66 do not. 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 $3,000 at 60¢ per $100, and the surtax, where it is owed, $2,250; the taxes on the mortgage are $2,200.

The County Code levies the documentary surtax throughout incorporated and unincorporated Miami-Dade, and its single-family residence exception includes condominium units as well as detached dwellings. Source, read October 15, 2026.

Deeds and mortgages in Miami-Dade County record with the Miami-Dade County Clerk of the Court and Comptroller. The charge is by the page: $27 for a 3-page deed and $214 for a 25-page mortgage.

We cannot guarantee documents will be recorded on the same day that we receive them. Documents submitted via eRecording may take approximately 1-3 business days (excluding weekends/holidays) to review and process before they are made available for public viewing.

A title search reads Miami-Dade 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 Gablesthe city’s lien search page

• The City’s fee schedule charges $220 for a certified lien and violation search statement in 5 business days, or $390 for an expedited statement in 2 business days. The same schedule charges $200 to apply for mitigation of recorded code fines. Source: Coral Gables, Lien search Read October 7, 2026.

Doralthe city’s lien search page

• The City’s lien and code violation letter costs $150 per address, requested online, and takes up to 3 business days. It covers only City of Doral violations and liens, not liens, assessments or charges of Miami-Dade County or any other agency. Source: Doral, Lien search Read October 7, 2026.

Hialeahthe city’s lien search page

• The City Clerk’s violations and lien research covers code violations, unsafe structures, open or expired building permits, unpaid water, sewer or solid waste services, and liens recorded from the City’s enforcement actions. Source: Hialeah, Lien search Read October 7, 2026.
• Violations and lien research costs $500 per address under an April 2026 amendment to the City Code. Two-day service is $100 more, and each extra folio at the same address adds $50. Source: Hialeah, Lien research fee Read October 16, 2026.

Homesteadthe city’s lien search page

• The City’s estoppel and lien search costs $75 per folio in 3 to 5 working days, or $125 per folio for rush service in 1 to 2 working days. It covers downtown assessments, code compliance, utilities and liens placed by the City. Source: Homestead, Lien search Read October 7, 2026.

Miamithe city’s lien search page

• The City sells an online lien and violation search for $200, paid by credit card or check. It works only for City of Miami folios, which begin with “01”. Source: Miami, Lien search Read October 7, 2026.

Miami Beachthe city’s lien search page

• The City’s certified lien statement lists, by parcel, money owed to the City, violations and open permits, and is signed and notarized. It takes 5 to 7 business days, or 1 business day expedited, not counting weekends and holidays. Source: Miami Beach, Lien search Read October 7, 2026.
• Since 1 October 2026 the City charges $144 for a certified lien search on a residential parcel and $214 on a condominium parcel, one with common areas. Source: Miami Beach, Lien search fees Read October 7, 2026.
• An expedited certified lien search costs $352 for a residential parcel and $422 for a condominium parcel. Source: Miami Beach, Expedited search Read October 7, 2026.

Miami Gardensthe city’s lien search page

• The City’s Code Compliance lien search covers open code violations, open building permits, liens and unsafe structure cases. Source: Miami Gardens, Lien search Read October 7, 2026.

North Miamithe city’s lien search page

• The City charges $120 for a lien search returned in 24 hours, $90 for one in three business days and $70 for five business days or more. Source: North Miami, Lien search Read October 7, 2026.
• The search covers recorded liens and amounts due for City water, sewer, sanitation and stormwater service, special assessments, and code compliance tickets and liens. Source: North Miami, What it covers Read October 7, 2026.

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 Miami-Dade 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.

Documentary stamps

The Clerk lists a surtax of $0.45 per $100 of consideration on transfers of an interest in any real property other than a single-family residence, under Miami-Dade Code 29-7(D), in addition to documentary stamps on deeds at 60 cents per $100. Source: Documentary stamps

Surtax and condominiums

The County Code levies the documentary surtax throughout incorporated and unincorporated Miami-Dade, and its single-family residence exception includes condominium units as well as detached dwellings. Source: Surtax and condominiums

County lien search

The County’s RER Lien Section researches unincorporated property for unsafe-structure, work-without-permit, expired-permit, minimum-housing and neighborhood violations and the liens recorded for them, for $320.12 per property, in 10-20 business days. Source: County lien search

County lien payoff letters

The RER Lien Section issues payoff letters for code enforcement liens on unincorporated property for a non-refundable $80.03 per folio, paid up front, and allows up to three business days after payment. Source: County lien payoff letters

Water and sewer certificates

The Water and Sewer Department’s Premise Location Certificate reports a property’s current accounts, outstanding balances and liens, for $10 a request in 7 to 10 days or $20 for a 24-hour written response. Source: Water and sewer certificates

Special taxing district notice

County Code § 18-20.2 requires a seller of residential property in a special taxing district to give the buyer notice of the district in the contract or a same-day addendum, if the prior year’s tax bill showed a special assessment for the district. Source: Special taxing district notice

eRecording processing time

The Clerk says documents submitted by eRecording may take approximately 1–3 business days, excluding weekends and holidays, to be reviewed and processed before they are available for public viewing. Source: eRecording processing time

Each line restates what the page linked beside it said when it was read, on October 7, 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 Miami-Dade 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.