Florida Seller Net Sheet: What You Actually Keep When You Sell

By Brenden Rendo, Realtor · Updated October 2, 2026

A seller net sheet is a line by line estimate of the cash you walk away with when you sell: the sale price, minus commission, Florida documentary stamp tax, the owner's title policy, prorated property taxes, closing fees and your mortgage payoff. The calculator below builds one for your house.

Every seller asks the same question eventually, and most ask it far too late: what do I actually walk away with? Not the sale price, not the equity number on a portal, the figure that lands in your account. Here is every line that stands between those two numbers in Orange, Seminole, Lake and Volusia counties, with the real Florida rates, a calculator you can run on your own numbers, and a worked example.

What closing costs do Florida sellers pay?

In Orange, Seminole, Lake and Volusia, a seller usually pays the real estate commission, the documentary stamp tax on the deed, the owner's title insurance policy and title search, the municipal lien search, their share of the closing fee, any HOA or condo estoppel fee, and prorated property taxes. Before commission and the tax proration, the rest comes to about 1.5 to 1.7 percent of a median-priced sale in our four counties.

Paragraph 9 of the standard Florida Realtors/Florida Bar contract sets those defaults, and any of them can be negotiated. Under the same paragraph the buyer pays the recording fee for the deed, the taxes and recording fees on their own mortgage, the lender's title policy, the appraisal, inspections, the survey and any HOA application or transfer fees. Your mortgage payoff is not a closing cost, but it comes out of the same check.

The seven lines between price and net

1. Mortgage payoff. Not your balance from last statement. The payoff figure includes interest to the closing date and any prepayment items, so ask your lender for a written payoff good through your expected closing.

2. Commission. My listing fee is 2 percent. Compensation to an agent representing the buyer is a separate decision and it is yours to make. It is negotiable, it is not set by law or by any association, and you may choose to offer nothing at all. We talk through what that choice does to your buyer pool before you decide.

3. Documentary stamp tax on the deed. Florida charges 70 cents per 100 dollars of consideration, or fraction thereof, everywhere except Miami-Dade (section 201.02, Florida Statutes). The Florida Department of Revenue publishes the rate. Customarily the seller pays it here.

4. Owner's title insurance policy. Florida promulgates title rates, which means the premium is set by regulation rather than by shopping. It runs 5.75 dollars per thousand on the first 100,000 dollars of coverage, then 5.00 dollars per thousand up to 1 million, then 2.50 dollars per thousand up to 5 million (Florida Administrative Code rule 69O-186.003). In Orange, Seminole, Lake and Volusia the seller customarily pays this and selects the title company.

5. Prorated property taxes. Florida property taxes are paid in arrears, so at closing you credit the buyer for the portion of the year you owned the house. The standard Florida Realtors/Florida Bar contract prorates them through the day before closing, and that includes any CDD or other special district assessments on the bill. On a mid-year closing that is roughly half your annual bill. Close in November or December after you have paid the bill, and the buyer credits you instead.

6. Settlement and search fees. Closing fee, municipal lien search, recording, wire fees, and an HOA or condominium estoppel fee if your property has an association. Individually small, collectively real. A recent title company quote in Seminole County put the seller's side at 375 dollars for its share of the closing fee, 200 for the title search, 125 for the municipal lien search and 765.50 in settlement and admin fees, 1,465.50 in all before any estoppel.

7. Concessions. Whatever you agree to contribute to the buyer's costs, or credit for repairs after their inspection. This is the line that moves most between the day you list and the day you close.

A worked example on a $450,000 sale

Assume a 450,000 dollar sale price, a 210,000 dollar mortgage payoff, a 4,800 dollar annual tax bill with a June closing, no association, and a seller who chooses to offer 2.5 percent to the buyer's agent. This example uses my 2 percent listing fee; the calculator above opens at 2.5 percent on each side, a common split, so set it to your own numbers. Your numbers will differ, and that is the point of building your own.

Two things jump out of that table. Commission is the largest controllable line, and buyer agent compensation is roughly half of it and entirely optional. And the taxes, title and fees together come to 6,940.50 dollars, about 1.5 percent of the price, which is the number most sellers have no idea about until closing week.

The same math at each county's typical price

Here is that math at the median sale price in each of our four counties for September 2026, from our own pull of Stellar MLS closed residential sales. It uses 2.5 percent to each side, Florida doc stamps, the promulgated owner's policy and 1,465.50 dollars in title company fees. Your mortgage payoff and the tax proration are left out, because those are yours alone.

Selling costs land between 6.5 and 6.7 percent of the price in every county. Median prices come from 3,034 closed sales; your own price is the number that matters, so run it in the calculator above.

The lines sellers forget

Concessions. A 7,000 dollar credit toward the buyer's closing costs reduces your net by exactly as much as a 7,000 dollar price cut. Sellers treat these as smaller because they arrive late and feel like a rounding item in a negotiation. They are not.

Repair credits after inspection. The other renegotiation. This is the one a covered pre-listing inspection is designed to prevent, because it moves the discovery to a point where you still have leverage.

The second mortgage or HELOC. If there is a line of credit against the house, it pays off at closing too, and people routinely leave it out of their mental arithmetic.

Pre-listing work you funded. If you used a pay-at-closing product to get the house market ready, the balance comes out here. That is by design, and it belongs on the sheet so the picture is honest.

What is not on the sheet

A net sheet is not a tax document. Your proceeds and your taxable gain are different numbers, and gain is measured against your adjusted basis rather than your purchase price. Florida has no state income tax on the sale, and there is a federal exclusion for a main home that many sellers qualify for, but the specifics belong with your CPA rather than with me.

It is also not a closing statement. The title company produces the binding figures. A net sheet is the estimate you make decisions with, which is why it matters that it is built before the decisions, not after.

Questions sellers ask about net proceeds

What closing costs do Florida sellers pay?
In Orange, Seminole, Lake and Volusia, a seller usually pays the real estate commission, the documentary stamp tax on the deed, the owner's title insurance policy and title search, the municipal lien search, their share of the closing fee, any HOA or condo estoppel fee, and prorated property taxes. Before commission and the tax proration, the rest comes to about 1.5 to 1.7 percent of a median-priced sale in our four counties.

Who pays closing costs when selling a house in Florida?
In Central Florida the seller customarily pays the documentary stamp tax on the deed and the owner's title insurance policy, and typically selects the title company. The buyer customarily pays their own loan costs, the lender's title policy, the survey and inspections. The contract controls and every line of it is negotiable.

What is the documentary stamp tax on a Florida deed?
Outside Miami-Dade County the rate is 70 cents per 100 dollars of consideration, or a fraction of 100 dollars, which works out to about 0.7 percent of the sale price. On a 450,000 dollar sale that is 3,150 dollars.

How much is title insurance in Florida?
Florida promulgates the rate. The owner's policy runs 5.75 dollars per thousand on the first 100,000 dollars of coverage and 5.00 dollars per thousand from 100,000 up to 1 million. On a 450,000 dollar sale that is 2,325 dollars before any reissue credit.

How are property taxes prorated when you sell a house in Florida?
The standard Florida Realtors/Florida Bar contract prorates real estate taxes, including CDD assessments, through the day before closing, based on the current year's tax, or the prior year's tax if the current assessment is not out yet. Because Florida taxes are paid in arrears, the seller usually credits the buyer; after the November bill is paid, the buyer credits the seller instead.

What is a seller net sheet?
A seller net sheet is a line by line estimate of what you walk away with. It starts at the sale price, subtracts your mortgage payoff, commission, taxes, title, prorations and any concessions, and ends at your estimated net proceeds. It is an estimate, not a closing statement, and the title company produces the binding numbers.

Get the real number for your house

The calculator gets you close, and the table is a worked example, but neither one is your house. Your exact payoff, your tax bill, your association and your price all move the answer.

I will build you an exact net sheet for your address before you sign anything, and you can see the rest of how I run a listing on my selling page.

Call or text me at 407-616-9019 and I will run your numbers before you list.