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Florida seller net sheet

The short answer

A Florida seller’s net is the sale price less the commission, the mortgage payoffs, the documentary stamp tax on the deed (70¢ per $100, 60¢ in Miami-Dade), the owner’s title policy where the contract puts it on the seller, the property tax proration and any credits to the buyer. The sheet below works out the figures a rule or a statute sets and takes the rest from your own papers.

2 items we have not published yetThese are not stated anywhere on this page. We publish a figure once it is tied to a source we are willing to stand behind, and none of these is there yet — an invented closing cost is worse than a missing one. Ask us on a specific file and we will tell you what we are seeing.
  • Bayit Title’s closing services fee on the seller’s side, which is not promulgated
  • Our charges for the title search, the tax search and the municipal lien search

Whose side each line falls on follows the Florida Realtors/Florida Bar “AS IS” Residential Contract for Sale and Purchase, and each line names the paragraph that put it there. If your contract is another form, its paragraphs decide instead. There is no form to fill in and nothing to sign up for: the figures are worked in your browser, and the page’s address keeps them, so a link opens on the same sheet. What each cost is and why is on the seller closing costs page.

Work out the seller’s net

Every line cited to whoever sets it
The sale
It sets the rate of the tax on the deed, and which box the owner’s policy starts on below.
For the property tax proration below.
Commission
Commission to the listing brokerageFrom the listing agreement.
Paid toward the buyer’s brokerageOnly what the seller has agreed to pay. Leave it empty if nothing.
Mortgages and liens
The lender’s written payoff, not the balance on a statement. 0 with no mortgage.
Judgments, code enforcement liens, last year’s property tax if it is unpaid.
Property tax
The total on the tax bill, before the early-payment discount. Prorated once the closing date is in.
Title insurance
Who pays for the owner’s policy?The box paragraph 9(c) of the contract checks. Started on Broward County’s custom, which is the buyer’s.
Credits and other costs
Concessions and repair credits the contract gives the buyer, and a tenant’s security deposit and advance rent, which the contract credits to the buyer.
The estoppel fee, and any unpaid assessments the certificate shows.
A closing services fee once it is quoted, a home warranty, the seller’s attorney.

Seller net sheet

$496,300.00

A $500,000 sale in Broward County.

The sale

Sale priceWhat the buyer pays for the property, before anything comes out of it.The purchase contract
$500,000.00

Commission

Commission to the listing brokerageEnter the rate or the fee from the listing agreement. No rule sets it, and it is not ours.The listing agreement
$0.00

Title insurance and transfer tax

Owner’s policy¶9(c)(iii), the Miami-Dade/Broward regional provision: the buyer pays the premium and designates the closing agent. Customarily the buyer’s in Broward County, but the box the contract checks decides.“AS IS” contract ¶9(c)(iii)
$0.00
Title search, up to $200The seller pays the actual cost of the search, up to the figure the contract writes in — $200 where it leaves the blank empty. Counted here at that cap; a higher figure written into the blank is not, so add the difference under other costs. The tax search and municipal lien search the provision also puts on the seller are not in it.“AS IS” contract ¶9(c)(iii)
−$200.00
Documentary stamp tax on the deed70¢ on each $100 of the price: 5,000 × 70¢. Chapter 201 does not say which party to the deed pays it; ¶9(a) puts it on the seller.Fla. Stat. § 201.02(1)(a)
−$3,500.00
Subtotal
−$3,700.00
Estimated net to the sellerA line citing a rule or a statute is worked from it; a line citing the contract follows the paragraph named; the rest are the figures entered. Not a closing statement.
$496,300.00

Not in it: Our closing services fee on the seller’s side, which each side pays for its own under ¶9(c); the tax search and municipal lien search ¶9(c)(iii) puts on the seller, and any title search charge above the $200 the sheet counts; the property tax proration, until the closing date and the year’s tax are entered; association dues and the other recurring items Standard K prorates; FIRPTA withholding if the seller is a foreign person, and its charges.

Send us the contract for an itemized figure, our fees included

Where each line comes from

  • Set by statute or rule, and worked here. The documentary stamp tax on the deed and Miami-Dade’s surtax, from chapter 201; the owner’s premium, from the schedule in Fla. Admin. Code R. 69O-186.003; and the clerk’s charge for recording a satisfaction, by the page. The same arithmetic as the doc stamp and title insurance calculators.
  • Set by the contract. Which side pays for the owner’s policy and the searches, under paragraph 9, and how the property tax is divided, under Standard K.
  • The seller’s own. The commission, from the listing agreement; the payoffs, from each lender’s written statement; the association’s figures, from its estoppel certificate; and any credits the contract gives the buyer.

Which box the contract checks

Paragraph 9(c) of the “AS IS” contract has the parties check one of three boxes, and the sheet asks which:

  • (i) The seller chooses the closing agent and pays for the owner’s policy and the title search. Paragraph 9(a) adds the municipal lien search.
  • (ii) The buyer chooses the closing agent and pays for both.
  • (iii) The Miami-Dade/Broward regional provision. The buyer chooses the closing agent and pays the premium; the seller pays the actual cost of the title search, up to the figure the contract writes in, or $200 where the blank is left empty, and of the tax search and municipal lien search.

By local custom the seller pays for the owner’s policy in 46 counties, Palm Beach, Hillsborough, Orange and Duval among them, and the buyer in 9 counties, Broward and Miami-Dade among them; in the other 12 it varies. The sheet starts each county on its custom, and a county where it varies, or one we have not confirmed, on the seller paying, so an unknown reads the net low rather than high. Who pays for title insurance has every county.

How the property tax is prorated

Florida bills a year’s property tax after most of the year has passed. Fla. Stat. § 197.333: Taxes are “due and payable on November 1 of each year or as soon thereafter as the certified tax roll is received by the tax collector,” and become delinquent on April 1 of the year after, or 60 days after the tax notice is mailed if that is later. So on a closing before the bill is paid, the seller owes the buyer the seller’s share.

Standard K of the “AS IS” contract divides it as of the day before closing, on this year’s tax. Before that is known, it uses this year’s assessment at last year’s millage once the assessment is out, and last year’s tax before then, always with “due allowance” for the maximum discount. Fla. Stat. § 197.162(1): Paid early, the bill is discounted 4% in November, 3% in December, 2% in January and 1% in February; in March it is paid in full. So the sheet takes 4% off the bill and divides the rest by the day.

On a $6,000 bill and a closing on June 15, 2027, the seller bears 165 of 365 days of $5,760.00: $2,603.84. Standard K also lets either side ask for the proration to be redone once the year’s actual bill is out, where it was worked from an estimate.

What the sheet leaves out

  • Our closing services fee and our search charges. Each side pays for its own closing services under paragraph 9(c), and ours are quoted on the file: request a quote.
  • Association dues, rents and the other recurring items Standard K prorates along with the tax.
  • A tenant’s deposit and advance rent, which Standard K credits to the buyer: enter them with the credits to the buyer.
  • A foreign seller’s withholding. Federal law can require part of the price to be withheld under the IRS rules known as FIRPTA, and paragraph 9(a) puts the charges for it on the seller. Whether it applies is for the seller’s tax adviser; see FIRPTA closings.
  • Interest past the payoff date. A lender’s payoff is good to the date it names; a closing that moves adds interest to it.

Common questions

What is a seller net sheet?

An estimate of what a seller leaves the closing with: the sale price, less the commission, the payoffs, the taxes and title charges the contract puts on the seller, the property tax proration and any credits to the buyer. It is worked before closing from the contract and the seller’s own figures; the closing statement is the final word.

How much are a seller’s closing costs in Florida?

It turns on the price, the county, the contract and the commission. The parts a statute or rule sets can be worked exactly: on a $500,000 sale the documentary stamp tax on the deed is $3,500 outside Miami-Dade, and where the seller pays for the owner’s policy the promulgated premium is $2,575. The commission is the listing agreement’s and the payoffs are the lenders’.

Does the seller pay the doc stamps 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” contract puts the documentary stamp tax and any surtax on the deed on the seller, and the net sheet follows it. Another contract form can say otherwise.

Who pays for the owner’s title policy when you sell in Florida?

Whichever box paragraph 9(c) of the “AS IS” contract checks: in (i) the seller pays for the owner’s policy and the title search, in (ii) the buyer pays for both, and in (iii), the Miami-Dade/Broward regional provision, the buyer pays the premium and the seller pays for the title search, up to a cap, and the tax and municipal lien searches. Which box is usual varies by county.

How are property taxes prorated when you sell a house in Florida?

Under Standard K of the “AS IS” contract they are prorated as of the day before closing: the seller bears January 1 through that day, on the current year’s tax; where this year’s millage is not yet set but the assessment is out, on that assessment at last year’s millage; and where the assessment is not out either, on last year’s tax, with allowance for the maximum early-payment discount. The year’s bill is due from November 1, so on most closings the seller’s share comes off the proceeds and the buyer pays the bill.

Is the net sheet what the seller will actually receive?

It is an estimate, and it reads high wherever something is missing from it. The payoff grows with interest until the day it is paid, an association’s figures change, and our closing services fee and search charges are not in it. The closing statement prepared for the closing is the figure that is paid.

Taxes and recording charges read from the statutes on September 14, 2026; premium read from Fla. Admin. Code R. 69O-186.003 on September 14, 2026; the property tax sections and the FloridaRealtors/FloridaBar-ASIS-7x form (Rev. 2/26) read on October 8, 2026. This page describes how a seller’s net is generally worked out in Florida and is not legal or tax advice.