In Florida, both buyers and sellers pay closing costs. They each cover different fees. Buyers typically pay 2% to 5% of the purchase price. Sellers typically pay 5% to 9% of the sale price, including agent commissions. The exact split is set by the purchase agreement. Local county customs also shape who pays what. Neither party is legally required to pay any specific cost outside of what they agree to in writing.
Florida’s documentary stamp taxes and county-specific title insurance customs make this state’s closing cost structure different from most others. This guide covers who pays what by fee type, how much each party pays on a $400,000 home, which county pays for owner’s title insurance, and how to negotiate or reduce your costs before closing.
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Who Pays Closing Costs in Florida?
Both buyers and sellers pay closing costs at every Florida real estate closing. The table below shows the typical range for each party.
| Party | Typical Range | Includes |
|---|---|---|
| Buyer | 2% to 5% of purchase price | Lender fees, mortgage taxes, title (lender’s policy), prepaids |
| Seller | 5% to 9% of sale price | Agent commissions, deed stamp tax, owner’s title policy, payoff |
On a $400,000 home, buyers pay roughly $8,000 to $20,000. Sellers pay roughly $20,000 to $36,000 with commissions included. Sellers pay more total dollars mainly because agent commissions alone run 5% to 6% of the sale price.
These ranges are starting points, not guarantees. County customs, loan type, and negotiation all shift the final numbers. The two documents that spell out every line item are the Loan Estimate (issued within three business days of your mortgage application) and the Closing Disclosure, delivered at least three business days before closing.
How Much Are Closing Costs on a $400,000 House in Florida?
The tables below use a $400,000 purchase price. Dollar amounts are based on Florida Department of Revenue rates and standard industry ranges. Treat these as examples. Your actual fees will depend on your lender, county, and transaction terms.
Buyer closing costs on a $400,000 home
| Fee | Estimated Amount |
|---|---|
| Loan origination fee (1% of loan) | $3,600 to $4,000 |
| Appraisal fee | $400 to $600 |
| Credit report fee | $25 to $75 |
| Home inspection | $300 to $500 |
| Survey | $150 to $500 |
| Lender’s title insurance | $800 to $1,200 |
| Escrow / settlement fee | $500 to $900 |
| Recording fees | $75 to $200 |
| Doc stamp tax on note ($0.35 per $100 of loan) | ~$1,400 |
| Intangible tax on mortgage ($0.20 per $100 of loan) | ~$800 |
| Prepaid homeowners insurance (1 year) | $1,500 to $3,000 |
| Property tax escrow deposits (2, 3 months) | $500 to $1,000 |
| Prepaid interest (varies by closing date) | $400 to $800 |
| Estimated buyer total | $8,000 to $20,000 |
Doc stamp and intangible tax rates are set by the Florida Department of Revenue. See Florida documentary stamp tax rates for the current schedule.
Seller closing costs on a $400,000 home
| Fee | Estimated Amount |
|---|---|
| Real estate agent commissions (5% to 6%) | $20,000 to $24,000 |
| Doc stamp tax on deed ($0.70 per $100 of sale price) | $2,800 |
| Owner’s title insurance | $1,000 to $2,000 |
| Title search and exam | $200 to $500 |
| HOA transfer fee (if applicable) | $100 to $500 |
| Prorated property taxes | Varies |
| Recording fees | $50 to $150 |
| Home warranty (optional) | $300 to $600 |
| Estimated seller total (with commissions) | $24,000 to $30,000+ |
Miami-Dade County applies a lower deed stamp rate of $0.60 per $100 instead of the statewide $0.70. That brings the deed tax down to about $2,400 on a $400,000 sale. All other counties use the $0.70 rate per the Florida Department of Revenue.
What Closing Costs Do Buyers Pay in Florida?
Buyers in Florida pay fees tied to getting their mortgage and checking out the property. For a full line-item breakdown just for buyers, see Buyer Closing Costs Florida.
Lender fees and mortgage taxes
Lender fees cover the cost of processing and underwriting your loan. These typically include:
- Loan origination fee (often 0.5% to 1% of the loan amount)
- Underwriting fee
- Credit report fee
- Appraisal fee
Florida also charges two state mortgage taxes that buyers pay directly:
- Documentary stamp tax on the note: $0.35 per $100 of the loan amount (per Florida documentary stamp tax rates)
- Intangible tax on the mortgage: $0.20 per $100 of the loan amount
On a $400,000 purchase with a $380,000 loan, those two taxes add up to roughly $2,090 combined. State law sets these rates. They are not negotiable.
Title and escrow fees
Buyers always pay for the lender’s title insurance (also called the loan policy). It protects the lender’s interest in the property. Owner’s title insurance, the lender’s policy is separate from the owner’s policy and is a standard lender requirement. Escrow and settlement fees, recording fees, and the cost of a property survey are also typically in the buyer’s column. Survey costs are negotiable.
Prepaid expenses and escrow deposits
Prepaids are not fees for services. They are costs paid upfront to establish accounts or meet lender requirements:
- First year of homeowners insurance (paid at or before closing)
- Initial property tax escrow deposits (typically 2 to 3 months)
- Prepaid mortgage interest from the closing date to the first payment due date
Prepaids vary widely depending on your closing date, insurance premium, and local property tax rate.
What Closing Costs Do Sellers Pay in Florida?
Sellers cover costs tied to clearing the title and transferring ownership. For a complete seller-specific breakdown, see Florida Seller Closing Costs.
Documentary stamp tax on the deed
The documentary stamp tax on the deed is the seller’s largest state tax. The rate is $0.70 per $100 of the sale price statewide. It drops to $0.60 per $100 in Miami-Dade County, per the Florida Department of Revenue. On a $400,000 sale, that equals $2,800 statewide or $2,400 in Miami-Dade. This tax is fixed by state law. It is not negotiable.
Owner’s title insurance
In most Florida counties, the seller pays for the owner’s title insurance policy. This policy protects the buyer against title defects found after closing. The premium is based on the sale price using state-set rates, so the rate is standardized. The party paying is still negotiable. In Miami-Dade, Broward, and parts of Hillsborough and Pinellas counties, buyers more commonly pay. See the county-by-county table in the next section.
Real estate agent commissions
Agent commissions are typically the seller’s largest closing cost. The total is negotiated in the listing agreement. It commonly runs 5% to 6% of the sale price, though this is fully negotiable. On a $400,000 home at 5%, that is $20,000 out of the seller’s proceeds.
Prorated taxes and HOA fees
Sellers owe their prorated share of property taxes through the closing date. If the property is in an HOA, sellers typically pay the prorated HOA dues plus any transfer fees and estoppel certificate costs the association requires.
Who Pays for Title Insurance in Florida? (County by County)
Title insurance customs differ by county. The table below reflects those customs based on Florida title industry sources. Individual transactions may vary. Title insurance allocation is always negotiable, regardless of local custom.
| County | Who Customarily Pays Owner’s Title | Notes |
|---|---|---|
| Sarasota | Seller | Strong local custom; seller pays in most transactions |
| Palm Beach | Seller | Seller payment is the standard local practice |
| Lee (Fort Myers) | Seller | Seller-pays custom prevails |
| Collier (Naples) | Seller | Seller-pays custom prevails |
| Manatee | Seller | Follows Sarasota area custom |
| Pinellas (St. Pete) | Negotiated | Custom varies; often split or buyer-paid in parts of county |
| Hillsborough (Tampa) | Negotiated | Mixed custom; seller-pays common in some areas, buyer in others |
| Miami-Dade | Buyer | Buyer more commonly pays in this market |
| Broward (Fort Lauderdale) | Buyer | Buyer payment is more common |
| Duval (Jacksonville) | Seller | Seller-pays custom prevails |
| Orange (Orlando) | Seller | Seller-pays custom is standard |
| Alachua (Gainesville) | Seller | Seller-pays custom prevails |
In all cases, the lender’s title insurance (the loan policy) is paid by the buyer. The rows above refer only to the owner’s policy. Florida law does not say who must pay. The purchase contract controls the final allocation.
Can the Seller Pay the Buyer’s Closing Costs in Florida?
Yes. Sellers can pay part or all of a buyer’s closing costs when both parties agree in the purchase contract. This is called a seller concession (sometimes called what seller’s assist means in practice). The seller credits an agreed dollar amount toward the buyer’s closing fees at the table. This is different from lowering the purchase price.
According to seller concession frequency data (August 2026) from Redfin, nearly half of home purchases nationally involved sellers offering some form of concession.
Loan type limits on seller concessions
The buyer’s loan type sets a ceiling on how much a seller can contribute:
| Loan Type | Maximum Seller Concession |
|---|---|
| Conventional (less than 10% down) | 3% of sale price |
| Conventional (10% to 24% down) | 6% of sale price |
| Conventional (25%+ down) | 9% of sale price |
| FHA | 6% of sale price (per HUD FHA seller concession limits) |
| VA | 4% of sale price (per VA loan seller concession rules) |
| USDA | 6% of sale price |
The CFPB guide to loan types and seller contribution limits explains how loan program rules interact with seller contributions. The home must also appraise at or above the purchase price when concessions are factored in. Lenders will not approve a loan where concessions create an inflated price-to-value relationship.
How seller concessions work in practice
Concessions are written into the purchase offer as a dollar amount or a percentage of the sale price. The seller does not write a check to the buyer. Instead, the credit shows up on the Closing Disclosure and reduces the cash the buyer brings to closing. Market conditions matter. In a buyer’s market, sellers are more likely to agree. In a seller’s market, concession requests are more likely to be declined or countered.
Which Closing Costs Are Negotiable in Florida?
Most closing costs in Florida are negotiable through the purchase contract. Florida’s documentary stamp taxes are fixed by law. You cannot move them. Everything else is subject to agreement between the parties.
Commonly negotiated items include:
- Owner’s title insurance, which party pays is set by contract, not law
- Survey costs, can be assigned to either party or waived if an existing survey is acceptable
- Home warranty, buyers often request seller-paid; sellers can agree or decline
- Repair credits, sellers may offer a closing credit instead of making repairs
- Escrow and settlement fees, sometimes split 50/50
- Seller concessions, a broad credit toward the buyer’s costs, up to loan-type limits
How to negotiate closing costs in Florida:
- Review the Loan Estimate within three business days of your mortgage application. Identify every lender fee and third-party charge.
- Get quotes from at least two title companies and two lenders. Florida does not restrict which title company you use.
- Write a seller concession request into your initial offer. Specify the dollar amount or percentage you want the seller to cover.
- If the seller declines, ask your lender to quote a lender-credit scenario. Calculate the break-even point between the lower upfront cost and the higher interest rate.
- Check the Florida Housing Finance Corporation assistance programs for down payment or closing cost help available in your county.
- Review the Closing Disclosure at least three business days before closing. Compare every line item against the original Loan Estimate. Question any fee that went up beyond the permitted tolerance per consumerfinance.gov.
What If the Seller Won’t Pay Closing Costs?
A seller has no legal duty to pay any of a buyer’s closing costs unless they agreed to it in a signed contract. If you ask for a concession and the seller says no, you have a few paths forward.
Alternatives when seller concessions are off the table
- Negotiate the purchase price instead. A lower sale price reduces your loan amount, your doc stamp tax on the note, and your long-term interest costs. That is often more valuable than a one-time closing cost credit.
- Apply for assistance programs. The Florida Housing Finance Corporation assistance programs offer down payment and closing cost help to qualifying buyers in many Florida counties. Eligibility depends on income, purchase price, and county.
- Pay costs out of pocket and negotiate on price. In competitive markets, dropping the concession request in exchange for a lower price can make your offer stronger.
Lender credits as a fallback
Your lender can offer a lender credit. The lender covers some or all closing costs in exchange for a slightly higher interest rate. This moves the cost from a lump sum at closing to a slightly larger monthly payment over time. To decide if it makes sense, calculate the break-even point. Divide the credit amount by the monthly payment increase. If you plan to stay in the home longer than that break-even period, paying the costs upfront is usually cheaper.
If a seller agreed in writing to pay closing costs and then refuses at closing, that is a potential breach of contract. Consult a Florida real estate attorney if you find yourself in that situation.
How to Lower Closing Costs in Florida
For buyers:
- Shop at least two lenders before committing. Origination fees and underwriting charges vary and are listed on the Loan Estimate.
- Compare title companies. Rates are fixed by state, but fees for searches and exams vary.
- Request seller concessions in your initial offer.
- Ask your lender about no-closing-cost loan options and calculate the long-term trade-off.
- Check the Florida Housing Finance Corporation for county-specific assistance programs.
For sellers:
- Negotiate agent commission terms in the listing agreement. Commissions are not set by law.
- Limit concession commitments in a strong market where buyers have fewer options.
- Review the closing settlement statement before signing to verify every fee matches what was agreed.
For both parties:
- Compare the Closing Disclosure against the Loan Estimate at least three days before closing.
- Ask about any fee that went up beyond the amounts shown on the Loan Estimate. Federal rules cap certain fee increases.
Who Pays Closing Costs in Your State?
Closing cost customs vary by state, transfer taxes, attorney requirements, and title insurance conventions all differ. Pick your state below for a local breakdown.
Conclusion
In Florida, closing costs are split between buyers and sellers. Each party covers a distinct set of fees. Buyers typically pay 2% to 5% of the purchase price for lender fees, mortgage taxes, and prepaids. Sellers typically pay 5% to 9% of the sale price once agent commissions, the deed stamp tax, and the owner’s title policy are included.
The purchase contract shapes all of this more than anything else. County customs set expectations. Loan type sets concession limits. Market conditions affect your negotiating leverage. But the contract is where costs are actually assigned. Review your Loan Estimate and Closing Disclosure carefully. Compare vendors where you can. Ask your agent or attorney to walk through any line item that isn’t clear.
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Frequently Asked Questions
Both buyers and sellers pay closing costs in Florida, each covering different fees. Buyers typically pay 2% to 5% of the purchase price. Sellers typically pay 5% to 9% of the sale price, including agent commissions. The exact split is set by the purchase agreement. Local county customs also shape which party pays for items like the owner’s title insurance policy.
On a $400,000 home, buyers can expect to pay roughly $8,000 to $20,000. Sellers typically pay $20,000 to $36,000 when agent commissions are included. The documentary stamp tax on the deed alone equals $2,800 on a $400,000 sale, at $0.70 per $100 per the Florida Department of Revenue. Buyer costs also include the intangible tax ($0.20 per $100 of the mortgage) and doc stamps on the note ($0.35 per $100). Your actual costs depend on your lender, county, and transaction terms.
In most Florida counties, the seller customarily pays for the owner’s title insurance policy, but this varies by county and is always negotiable. In Miami-Dade, Broward, and parts of Hillsborough and Pinellas, buyers more commonly pay or costs are split. In Sarasota and Palm Beach, the seller typically pays. Neither arrangement is required by Florida law.
Florida does not have a separate real estate transfer tax, but it does impose documentary stamp taxes. The deed tax is $0.70 per $100 of the sale price, paid by the seller. Miami-Dade County uses a lower rate of $0.60 per $100. Buyers pay $0.35 per $100 of the loan amount on the note plus a $0.20 per $100 intangible tax. These rates are set by the Florida Department of Revenue.
Yes, asking the seller to cover part of your closing costs is a standard negotiating move in Florida. It is structured as a seller concession written into the purchase agreement. Market conditions affect how likely a seller is to agree. Concessions are more common in a buyer’s market. Your loan type also caps the maximum the seller can contribute.
If the seller refuses concessions, you can negotiate a lower purchase price, ask your lender about a lender credit, or apply for Florida Housing Finance Corporation assistance programs in your county. A seller has no legal duty to pay your costs unless they already agreed to in a signed contract. If they agreed and then refuse, that is a potential breach of contract. Consult a Florida real estate attorney if that happens.
Some closing costs can be financed depending on loan type and lender guidelines, though doing so raises the total interest paid over the life of the loan. One common method is a lender credit, where the lender covers some costs in exchange for a slightly higher rate. Compare the break-even timeline before choosing between paying upfront and accepting a credit.
Sellers typically pay more total dollars in Florida. Agent commissions alone (often 5% to 6% of the sale price) exceed the buyer’s entire closing cost range. On a $400,000 home, a seller might pay $24,000 or more including commissions. A buyer might pay $8,000 to $20,000. Before commissions, seller and buyer non-commission costs are more comparable.
Yes, most closing costs in Florida are negotiable through the purchase contract. The only fixed costs are state-mandated documentary stamp taxes set by the Florida Department of Revenue. Everything else, including who pays the owner’s title insurance, survey costs, home warranty, escrow fees, and seller concessions, is subject to agreement between the parties.
Seller concessions are amounts the seller credits toward a buyer’s closing costs at closing, reducing the buyer’s out-of-pocket cash without lowering the official purchase price. They are written into the purchase agreement and capped by loan type. FHA loans allow up to 6%, VA loans up to 4%, and conventional loans 3% to 9% depending on the buyer’s down payment. The home must still appraise at or above the purchase price when concessions are included.
Yes, Florida HOA and condo communities typically require sellers to pay a prorated share of HOA fees through closing, plus transfer fees and any capital contribution fees set by the association’s documents. Buyers should request an HOA estoppel certificate before closing to verify all amounts due. Florida statutes regulate what associations can charge for estoppel certificates (Florida Statutes Chapter 720 for HOAs, Chapter 718 for condos).
Reilly Dzurick is a licensed real estate agent with over six years of experience and a member of the iBuyer.com Market Insights Team, covering national trends in home selling and the evolving iBuyer landscape. Her firsthand experience working with buyers and sellers gives her a practical perspective on how these platforms impact real homeowners. She holds a degree in Public Relations, Advertising, and Applied Communication.
