Florida Buyer & Seller Closing Cost Guide (2026): Documentary Stamp Tax (Miami-Dade $0.60 vs. $0.70), 0.20% Intangible Mortgage Tax & Title Rules
Calculate 2026 Florida buyer and seller closing costs: Deed Documentary Stamp Tax ($0.70/$100 vs. Miami-Dade $0.60), Mortgage Doc Stamps ($0.35), 0.20% Intangible Tax & Title.
By Pablo Cirre Gómez and East Corp Capital Quantitative Desk
When New York, New Jersey, Connecticut, and Massachusetts households purchase a primary residence in Palm Beach, Miami-Dade, Broward, Naples, or Tampa to establish Florida domicile, the closing statement follows a completely different statutory playbook than the Northeast. First, Florida charges zero Mansion Tax. Second, Florida’s combined mortgage recording taxes—consisting of $0.35 per $100 Documentary Stamp Tax on the Promissory Note (0.35%) plus $0.20 per $100 Non-Recurring Intangible Tax (0.20%)—total just 0.55% of the loan amount, saving a buyer with a $1.5 million mortgage $20,625 at closing compared with New York City’s 1.925% Mortgage Recording Tax.
NYC, NY State & Florida Home Seller Closing Cost & Transfer Tax Calculator (2026)
Calculates net cash proceeds after NYC Real Property Transfer Tax (1.0%–1.425%), NYS Transfer Tax (0.40%–0.65%), Co-op Flip Tax, Florida Documentary Stamp Tax ($0.60/$0.70 per $100), and broker commissions.
Miami-Dade ($0.60 + $0.45 Surtax) vs. the Other 66 Florida Counties ($0.70): The Deed Doc Stamp Rule
Under Florida Statutes § 201.02, every deed transferring Florida real estate is subject to the Documentary Stamp Tax on Deeds, customarily paid by the seller:
- Palm Beach, Broward, Collier (Naples), Hillsborough (Tampa) & 65 Other Counties: A flat $0.70 per $100 of consideration (0.70%) across all property types ($10,500 on a $1,500,000 sale).
- Miami-Dade County Special Rule: Single-family residences in Miami-Dade pay a reduced base rate of $0.60 per $100 (0.60%) with zero surtax ($9,000 on a $1,500,000 Coral Gables or Coconut Grove house). However, all other property types in Miami-Dade—including Brickell and Miami Beach condominiums, multi-family buildings, and vacant land—incur an additional $0.45 per $100 discretionary surtax, bringing the total Miami-Dade condo deed tax to $1.05 per $100 (1.05%)!
2026 Statutory Schedule & Jurisdiction Benchmark Table
| Scenario / Statutory Rule | 2026 Rate / Metric | Dollar Impact / Threshold | Legal Citation & Note |
|---|---|---|---|
| FL Deed Documentary Stamp Tax (66 Counties) | $0.70 per $100 (0.70%) | $10,500 on $1.5M sale (Seller Custom) | Fla. Stat. § 201.02(1) |
| Miami-Dade Single-Family Deed Doc Stamps | $0.60 per $100 (0.60%) | $9,000 on $1.5M SF home (Seller) | Miami-Dade Charter Exemption |
| Miami-Dade Commercial / Condo Surtax | $0.60 + $0.45 Surtax (1.05%) | $15,750 on $1.5M non-SF property | Applies to condos, multi-family & land in Miami-Dade |
| FL Promissory Note Doc Stamps (Mortgage) | $0.35 per $100 (0.35%) | $4,200 on $1.2M mortgage (Buyer) | Fla. Stat. § 201.08 |
| FL Non-Recurring Intangible Mortgage Tax | $0.20 per $100 (0.20%) | $2,400 on $1.2M mortgage (Buyer) | Fla. Stat. § 199.133 (Total FL Mortgage Tax = 0.55%) |
Who Pays for the Owner’s Title Insurance Policy in Florida? (The County-by-County Custom)
In Florida, Owner’s Title Insurance premiums are regulated by state statute (Florida Administrative Code 69O-186.003 “Promulgated Rate”: $5.75 per $1,000 up to $100k, and $5.00 per $1,000 from $100k to $1 million). Who pays that $7,000–$10,000 title premium depends strictly on the county custom written into the FAR/BAR contract:
- Miami-Dade, Broward, Collier (Naples), and Sarasota Counties: The Buyer customarily selects the title agent and pays for the Owner’s Title Policy.
- Palm Beach, Orange (Orlando), Hillsborough (Tampa), and Pinellas Counties: The Seller customarily selects the title company and pays for the Owner’s Title Policy.
Frequently Asked Questions & Statutory Rules (2026)
Why should a Miami Beach or Brickell condo buyer double-check the Miami-Dade $0.45 Discretionary Surtax?
Under Florida Statutes § 201.031, Miami-Dade County’s exemption from the $0.45 per $100 discretionary surtax applies strictly to "single-family residences." Whether a residential condominium unit qualifies for the single-family exemption depends on how the transaction and title underwriter classify the unit under DOR Technical Assistance Advisements.
How do I lock in Florida’s 3% "Save Our Homes" Property Tax Cap after closing?
Once you close on your Florida home and make it your permanent legal domicile prior to January 1, you must file the Florida Homestead Exemption application (Form DR-501) with your county Property Appraiser by March 1. That grants a $50,000 assessed value exemption and caps annual assessed value increases at the lesser of 3.0% or CPI.
Can I transfer my accumulated "Save Our Homes" tax savings to a new house in Florida?
Yes! Under Florida’s Homestead Portability law, you can transfer up to $500,000 of your accumulated Save Our Homes assessment differential to a new Florida homestead within 3 tax years.
Does Florida have a CEMA-style mortgage assignment to avoid the 0.55% mortgage taxes on a refinance?
Yes. Under Florida Statutes § 201.09, a "Renewal Note" with the same lender (or an assigned note consolidated via a Florida Mortgage Assumption/Consolidation) exempts the existing unpaid principal balance from the 0.35% Documentary Stamp Tax.