How Much Does It Cost to Sell a Florida Home?

The True Cost to Sell a Home in Florida in 2026

Most sellers fixate on the sale price and forget about what comes off the top. In Sarasota and Manatee Counties, the costs are predictable — but only if you know what to look for. Here is every line item you will see on your closing disclosure.

Real Estate Commission

Commission is typically the largest single cost. Under the 2024 NAR settlement, buyer broker compensation is no longer automatically rolled into the seller‘s side, but in practice most Sarasota-area transactions still involve a total commission of 4–6%. On a $500,000 sale at 5%, that’s $25,000. Rates are fully negotiable and not set by law.

Documentary Stamp Tax

Florida’s documentary stamp tax on a deed is $0.70 per $100 of the sale price (or fraction thereof), paid by the seller in most Florida counties. On a $450,000 home, that’s $3,150. This is a state tax collected at closing by the title company.

Title, Settlement, and Lien Search Fees

In Sarasota County, it is customary for the buyer to pay for the owner’s title insurance policy. As the seller, your title-related costs typically include a lien search ($350–$500), a settlement/closing fee split with the buyer (roughly $275 for your half), and any document preparation fees. Budget $900–$1,200 for this category.

HOA Estoppel Letter

If your property is in a homeowners association, the HOA must provide an estoppel certificate to the buyer at closing. The cost is typically $175–$250 and falls to the seller. Some larger associations charge more. Budget for this even if you believe your HOA is free to leave — estoppels are legally required in Florida.

Property Tax Proration

Florida property taxes are paid in arrears. If you close mid-year, you will owe the buyer a credit for the portion of the current year’s taxes that accrued while you owned the home. On a $450,000 property in unincorporated Sarasota County (millage ~11.47), the annual tax estimate is roughly $4,600, meaning a mid-year closing credit of around $2,300. Your title company will calculate the exact proration.

Mortgage Payoff

Your existing mortgage balance plus any per-diem interest that accrues up to the day of closing gets paid from proceeds. If you have a HELOC or second mortgage, that gets paid off too. Request a payoff statement from your lender about two weeks before closing to get an accurate figure — payoff amounts change daily.

Other Costs to Budget For

Sellers often overlook repair credits negotiated after the buyer’s inspection, home warranty policies offered to attract buyers ($400–$700/year), and moving costs. If your property needs work to pass buyer scrutiny, pre-listing repairs can run from a few hundred dollars for paint to tens of thousands for roof or HVAC issues.

Sample Net Sheet: $450,000 Home in Sarasota

Subtract your mortgage payoff balance from Sale Price minus Total Costs to get your estimated net proceeds.

Questions Clients Actually Ask

Does the seller pay title insurance in Florida?

It depends on the county. In Sarasota County, it is customary for the buyer to pay for owner’s title insurance. In Manatee County and most of the rest of Florida, the seller typically pays. Your contract should specify which party pays, and it’s always negotiable.

Are doc stamps negotiable?

No. Documentary stamp tax is set by state law and is not negotiable. It is based on the full sale price of the property. The tax applies to every residential real estate transaction in Florida.

How long before closing do I get my final net sheet?

Your title company or closing agent will provide a preliminary closing disclosure (CD) at least three business days before closing for transactions involving a mortgage. For cash transactions, there is no required timeline, but most title companies provide a draft 24–48 hours before the scheduled closing.

Can I deduct selling costs on my taxes?

In most cases, selling costs — including commission and title fees — reduce your capital gain for tax purposes rather than being deducted as expenses. If you are selling a primary residence and meet the ownership and use tests, you may exclude up to $250,000 ($500,000 for married couples) of capital gain from federal income tax. Consult your tax advisor for your specific situation.

What happens to my escrow account when I sell?

Your lender will close your escrow account after your mortgage is paid off at closing and mail you a refund check, typically within 30 days. Any property tax or insurance reserves in escrow are returned to you — they are your funds.

What To Do Right Now

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