By Glen Bigness, Realtor, Premiere Plus Realty. Updated November 15, 2026.
"What will I walk away with?" is the first question most sellers ask me. In Florida the answer depends on a few state taxes, local customs that differ between Collier and Lee County, and what you negotiate. Here is every common seller cost, with a sample net sheet.
The costs most Florida sellers pay
1. Documentary stamp tax on the deed
Florida charges 70 cents per $100 of the sale price (0.70%) on the deed. By custom the seller pays it. On an $800,000 sale that is $5,600.
2. Owner's title insurance: Collier and Lee are different
Who pays for the buyer's owner's title policy is set by county custom, and it is always negotiable in the contract.
- Collier County (Naples, Marco Island): by custom the buyer pays and usually chooses the title company.
- Lee County (Fort Myers, Bonita Springs, Cape Coral, Sanibel): by custom the seller pays.
If you are selling in Lee County, budget for the owner's policy, which is set on a state-promulgated rate scale based on the price.
3. Real estate commission
Commissions are negotiable and are set in your listing agreement. Since 2024, payment to the buyer's agent is handled separately and is also negotiable. I'll walk you through the options so you can decide what makes your home most competitive.
4. Prorated property taxes
Florida property taxes are paid in arrears, so at closing you credit the buyer for your share of the current year's taxes, from January 1 to the closing date.
5. Mortgage payoff and liens
Your lender's payoff, plus any interest to the payoff date. Open permits, code liens or unpaid utility assessments must be cleared before closing, so it pays to check early.
6. HOA or condo association costs
Associations charge for an estoppel certificate (the official statement of what you owe), and some charge transfer or application fees. Unpaid dues and any special assessments due before closing are paid from your proceeds unless the contract says otherwise.
7. Closing and title fees
Settlement fees and title search charges that fall on the seller, which vary by title company and county custom.
Sample net sheet: $800,000 Naples home
| Item | Estimate |
|---|---|
| Sale price | $800,000 |
| Doc stamps on deed (0.70%) | - $5,600 |
| Owner's title policy | $0 in Collier by custom (buyer pays); seller pays in Lee |
| Commissions | Per your listing agreement |
| Prorated taxes (example: $9,000 a year, closing April 30) | - about $2,960 |
| Estoppel, settlement and title fees | - several hundred to over $1,000 |
| Mortgage payoff | - your balance |
This is an example only. Before you list, I'll prepare a net sheet for your property, and the title company provides final figures before closing.
Taxes on the sale itself
- No Florida state income tax on your gain.
- Federal capital gains: if the home was your primary residence for at least 2 of the last 5 years, up to $250,000 of gain ($500,000 for married couples filing jointly) is generally excluded. Second homes and rentals are taxed differently. Ask your CPA.
- Foreign sellers (FIRPTA): if you are not a U.S. person for tax purposes, the buyer generally must withhold 15% of the gross price for the IRS unless an exception or IRS withholding certificate applies. Plan for this early.
Ways to keep more of your proceeds
- Price it right the first time so you don't carry the home for extra months. See how to price your Naples home.
- Fix inspection issues before listing, so they don't become bigger credits later.
- Gather documents early: permits, roof and seawall records, insurance, HOA or condo documents.
- Selling one Florida homestead and buying another? Use Save Our Homes portability. See the Amendment 3 property tax guide.
Frequently asked questions
Who pays doc stamps in Florida, buyer or seller?
By custom the seller pays the documentary stamp tax on the deed. The buyer pays doc stamps and intangible tax on a new mortgage.
Who pays for title insurance in Naples?
In Collier County the buyer customarily pays for the owner's policy. In Lee County the seller customarily pays. It is negotiable either way.
How much should I budget in total?
Excluding commissions and your mortgage payoff, many Florida sellers spend roughly 1% to 2% of the price, more in Lee County where the seller usually pays title insurance.
Get your personal net sheet
Call or text Glen Bigness at 239-272-4663 or email glenbigness@gmail.com. I'll run the numbers for your home before you decide anything.
More seller guides: All seller guides | Seller disclosure requirements | Selling a condo | Naples market report | Selling your property
General information, not legal or tax advice. Sources: Florida Department of Revenue, documentary stamp tax; county title-insurance customs per Florida title industry sources. Confirm costs with your title company, attorney and CPA.
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