What Happens at a Florida Closing Appointment?

Where Does Closing Happen in Florida?

Florida is a title-company state. In the vast majority of transactions — including those across Sarasota, Manatee, and Charlotte counties — closing takes place at a licensed title company’s office, not a law firm. This differs from many East Coast states where an attorney must preside over the closing table.

Some buyers and sellers opt for attorney closings, particularly in complex transactions or when one party insists on legal representation. Both paths are legal in Florida; title companies simply handle the overwhelming share of everyday residential closings.

With the continued growth of remote and hybrid closings, many 2026 transactions use a combination of in-person notarized signatures and electronic signing for non-notarized documents. Florida’s Remote Online Notarization (RON) law allows fully electronic closings when all parties and lenders agree.

How Long Does a Florida Closing Take?

Plan for 30–90 minutes at the table. Cash purchases typically land closer to 30 minutes. Financed purchases take longer because the document stack is thicker — lenders require a promissory note, mortgage, and a full set of TRID disclosures in addition to the title documents.

Delays are almost always caused by wire transfer hold-ups, last-minute lender conditions, or a Closing Disclosure that wasn’t reviewed in advance. The best way to stay on schedule: read every page of your Closing Disclosure at least 24 hours before your appointment, not at the closing table.

Documents You’ll Sign at Closing

Florida closings involve more paperwork than most buyers expect. Here’s a breakdown of the major documents:

• Closing Disclosure (CD) — The itemized breakdown of all costs, loan terms, and cash due at closing. Compare it line-by-line to your Loan Estimate.
• Promissory Note — Your personal promise to repay the loan. Outlines the interest rate, payment schedule, and consequences of default.
• Mortgage / Deed of Trust — Pledges the property as collateral for the loan and is recorded in the public record.
• Warranty Deed — Transfers title from the seller to the buyer with full warranties against prior claims.
• Owner’s Title Insurance Policy — Protects the buyer against title defects discovered after closing. In most Florida counties, the seller pays for this policy.
• Lender’s Title Insurance Policy — Required by your lender; protects the loan amount only.
• FIRPTA Affidavit — If the seller is a foreign national, FIRPTA (the Foreign Investment in Real Property Tax Act) requires the buyer to withhold 15% of the gross sale price and remit it to the IRS unless an exemption or reduced withholding applies. The seller signs an affidavit of non-foreign status when this does not apply.
• Survey Affidavit / No-Lien Affidavit — The seller certifies there are no unpaid contractors, open permits, or undisclosed encumbrances on the property.
• Initial Escrow Statement — If your loan includes an escrow account for taxes and insurance, this document lays out estimated annual disbursements.
• Right of Rescission (refinances only) — On refinances of a primary residence, federal law gives you 3 business days to cancel. Not applicable to purchase transactions.

Florida Doc Stamps and Closing Costs

Florida imposes a documentary stamp tax (doc stamps) on real estate transactions. On the deed, the rate is $0.70 per $100 of the purchase price statewide — except in Miami-Dade County, which uses a different rate structure. On the promissory note (the mortgage), an additional $0.35 per $100 applies, plus an intangible tax of $0.002 per dollar of the loan amount.

In most Florida counties, sellers pay doc stamps on the deed; buyers pay doc stamps and intangible tax on the mortgage note. This is the default under the FAR/BAR contract, though it can be negotiated.

Cost Item	Typical Rate (2026)	Who Pays (Default)
Doc stamps on deed	$0.70 per $100 of purchase price	Seller
Doc stamps on mortgage note	$0.35 per $100 of loan amount	Buyer
Intangible tax on mortgage	$0.002 per $1 of loan amount	Buyer
Owner’s title insurance	Promulgated rate (varies by price)	Seller (most counties)
Lender’s title insurance	Simultaneous issue rate	Buyer
Title search & exam	$150–$400	Buyer or seller (negotiated)
Recording fees	$10 first page + $8.50 each additional	Buyer

On a $500,000 purchase with a $400,000 mortgage in Sarasota County, the seller’s doc stamps on the deed alone would be $3,500. Budget accordingly.

Cashier’s Check vs. Wire Transfer

Most Florida title companies require funds to arrive as a wire transfer for transactions over $10,000. Cashier’s checks are accepted at some offices for smaller amounts, but many companies have moved away from them entirely due to fraud risk.

If you’re wiring funds, call the title company directly to verify the wire instructions — do not rely solely on emailed instructions, which are a common vector for wire fraud. Confirm the routing number and account number verbally before sending. Wires typically need to be received by the title company the business day before closing, or by mid-morning on closing day at the latest.

The Final Walkthrough

The final walkthrough typically happens 24–48 hours before closing, or the morning of. It’s not a second inspection — it’s a verification that the property is in the agreed-upon condition, all negotiated repairs have been completed, and the seller has vacated (if applicable).

Check that all appliances work, the HVAC runs in both heating and cooling mode, no new damage appeared during the move-out, and any personal property that was supposed to convey is still present. In Sarasota and Manatee, sellers sometimes remove fixtures or window treatments that were listed as conveyances. Walk the property methodically, room by room.

If you discover a problem during the final walkthrough, contact your agent immediately. In serious cases, closing can be delayed or funds can be held in escrow to cover repair costs.

What to Bring to the Florida Closing Table

• Government-issued photo ID — Driver’s license or passport. The title company will copy it for the file. Both buyers and sellers need valid ID.
• Wire confirmation or cashier’s check — Bring the exact amount stated in your final Closing Disclosure. Overpayments can be refunded; underpayments delay closing.
• Checkbook — Occasionally a small adjustment is needed for a prorated utility or HOA fee that wasn’t finalized until the last moment.
• Your Closing Disclosure — Bring a printed or digital copy so you can follow along and catch discrepancies in real time.
• Any outstanding lender documents — If your lender requested additional items in the 24 hours before closing (common), have them ready.
• HOA contact information — If the community requires a new owner orientation or access card setup, you may need to initiate that at closing.

When Do You Get the Keys?

In Florida, keys transfer at closing — once all documents are signed and funds have been received and disbursed by the title company. For financed purchases, the lender must fund before the title company releases proceeds. Most closings conclude with same-day key handover, typically within an hour or two of signing the final documents.

If closing occurs late in the afternoon and the lender doesn’t fund until the following morning, key transfer may be delayed until the next business day. This is more common with certain loan types; your agent and lender should coordinate to avoid an after-hours funding situation.

Once keys are in hand, the property is yours. Change the exterior locks on day one — it’s a standard recommendation regardless of how well you know the previous owner.

What Clients Say About Team Renick

Mike and Eric were exceptional. We are still working together as my husband I and look for a second home to buy. I can reach them by cell when I need them. Mike promised me that he takes calls every day of the week. He sure does. Eric is phenomenal when it comes to showing us homes. The amount of knowledge he has with regards to each home is very strong. Clearly, he prepares each and everyday before we begin. You just don’t find service and focus as these two Brokers deliver. I also found it quite interesting that both have their Broker’s license. When I asked Mike about that, he shared their strong belief in continued education. It is all about improving as agents for our clients! I highly recommend this team!

— cobernizer, via Zillow

From the very beginning I felt like team Renick was working towards our needs. Quickly listings started arriving on my email along with videos regarding the surrounding area (Sarasota) and changes that impact the areas growth and improvement. All of this was encouraging to understand the value and the positive impact these changes are having on the population and the many opportunities that are at hand. From more dwelling places to culture changes along with expanding the opportunities to explore the many things you can do to participate in events. I knew this was the place I had been seeking to complete my life style ambitions. Thanks for your efforts Mike and Eric for a job well done.

— Larry Adams, via Google

To learn more about Michael and Team Renick
To search for local properties: search.teamrenick.com
To read more insights: blog.teamrenick.com