Free Florida seller net sheet calculator

• Florida's homestead exemption and Save Our Homes assessment cap do not pass to the buyer. The home is reassessed at market value the January 1 after the sale, so the seller's tax bill can understate what the buyer will pay. Sellers moving within Florida can often port part of their savings to the next home.
• The FAR/BAR contracts prorate property taxes on the current year's bill with the maximum allowable (November) discount. Florida taxes are paid in arrears, so the seller credits the buyer from January 1 through the day before closing.
• Documentary stamp tax on the deed is $0.70 per $100 everywhere except Miami-Dade County, which charges $0.60 per $100 on single-family homes and condo units, plus a $0.45 surtax on multi-family, commercial and vacant land. The seller pays it by custom.
• In most counties the seller pays the owner's title policy and chooses the title agent. In Miami-Dade, Broward, Sarasota and Collier the buyer customarily pays it, which moves thousands of dollars from one side of the sheet to the other.
• Under the FAR/BAR contract, condo and HOA estoppel certificate fees are a seller cost. Order them early, since associations charge rush fees close to closing.

Working the other side? See Florida buyer closing costs and cash to close, with mortgage taxes, lender fees and prepaids on a typical financed purchase.

Seller pays the owner's policy in most Florida counties; buyer pays by custom in Miami-Dade, Broward, Sarasota and Collier. Closings are usually handled by a title company or attorney. The settlement or escrow fee is paid by each side for its own closing.

FAR/BAR contract: seller pays deed doc stamps, owner's policy and title search where the seller picks the agent (most counties), municipal lien search, estoppel; buyer pays note stamps, intangible tax, lender's policy, endorsements, survey, and recording of deed and mortgage. In Miami-Dade, Broward, Sarasota and Collier the buyer customarily pays the owner's policy.

Property taxes are paid in arrears. The typical effective rate is about 0.89% of value per year. Florida taxes are billed Nov 1 for the calendar year (4% discount in November); seller credits buyer for Jan 1 through closing when the bill is unpaid.

• floridarevenue.com
• flrules.org
• leg.state.fl.us

Verified 2026-09-30. A net sheet is an estimate, not a closing statement or tax advice. Final figures come from the title or escrow company. See a rate that looks wrong? Email support@netsheet.org.