The cost to sell a house in Florida usually includes real estate commissions (which are negotiable), documentary stamp tax on the deed, title insurance and settlement fees, prorated property taxes, your mortgage payoff and any repairs or credits you agree to. A seller net sheet adds these up so you can see what you may walk away with. Every sale is different, so an estimate is a starting point, not a promise.
I build a net sheet for every seller before we pick a price. Here's how to read one.
What are the typical costs of selling in Florida?
- Brokerage commission. Fully negotiable, and since 2024 buyer agent compensation is handled more openly and negotiated separately. I explain all options up front.
- Documentary stamp tax on the deed. In most Florida counties, including Pinellas, Pasco and Hillsborough, it's $0.70 per $100 of the sale price, and the seller customarily pays it.
- Owner's title insurance. In much of Tampa Bay the seller customarily pays for the buyer's owner's policy, but it's negotiable.
- Settlement and title fees such as closing fees, lien searches and recording.
- HOA or condo estoppel fees if you have an association.
How do prorated property taxes work?
Florida property taxes are paid in arrears, meaning the bill for the current year usually comes in November. At closing, you typically credit the buyer for your share of the year's taxes up to the closing date. This surprises a lot of sellers, so I always show it on the net sheet.
What else comes out of my proceeds?
- Mortgage payoff and any home equity line. Order a payoff statement, since it includes interest through the payoff date.
- Repairs or credits negotiated after the buyer's inspection.
- Seller concessions toward the buyer's costs, if you agree to them.
- Prep costs such as paint, cleaning, landscaping or staging. I offer virtual staging for my listings.
- Moving and overlap costs if you own two homes for a while.
How do I read a seller net sheet?
A net sheet starts with an estimated sale price and subtracts each cost line by line:
- Sale price
- Minus mortgage payoff
- Minus commissions and brokerage fees
- Minus doc stamps, title and settlement fees
- Minus prorated taxes and HOA items
- Minus repairs, credits and concessions
- Equals estimated net proceeds
I run a few versions at different prices so you can see the range. The price itself comes from the market, so read what your home is worth in 2026 to see how value is set.
Do I owe tax when I sell my home?
Many homeowners can exclude some or all of the gain on a primary residence if they meet IRS rules, but every situation is different. Rentals, inherited homes and second homes have different rules. Talk to a CPA before you sell.
Can I sell without an agent to save money?
You can. It changes which costs you pay and adds work and risk. I wrote an honest guide to selling FSBO in Pinellas so you can decide.
A simple net sheet example
Let's say a Pinellas home sells for $400,000. Doc stamps on the deed at $0.70 per $100 would be about $2,800. Then add your title policy, settlement fees, any HOA estoppel, the negotiated commission, your payoff and prorated taxes. Every line is an estimate until the title company prepares your final closing statement, but walking through it this way helps you plan your next move with real numbers instead of guesses.
I'll run your net sheet using my seller net sheet calculator with your actual payoff and local fee estimates, so you can compare a few list prices before you decide.
How can I lower my selling costs?
- Fix small issues before listing so they don't turn into bigger credits after inspection.
- Get a pre-listing inspection or at least a wind mitigation and four-point report.
- Price it right from day one. Homes that sit often end up with price cuts and more concessions.
- Compare title company quotes where you have a choice.
- Talk openly about commission and services. Ask what's included for the fee.
When is the best time to sell in Tampa Bay?
Spring often brings more buyers, including seasonal residents and relocating military buyers on orders. But the right time is usually when your home is ready and your next step is lined up. A good net sheet helps you see whether waiting really pays.
What paperwork should I gather before listing?
Having documents ready speeds up your closing and builds buyer confidence: your deed, recent tax bill, mortgage statement, HOA contact information, permits and receipts for updates, the latest wind mitigation and four-point reports, any elevation certificate and your flood and homeowners policy details. Give copies to your title company early so they can start the lien search.
Quick checklist
- Request a mortgage payoff statement
- Estimate doc stamps at $0.70 per $100 of sale price
- Ask your title company for a fee estimate
- Check HOA or condo estoppel fees
- Account for prorated property taxes
- Budget for repairs, credits and moving
- Ask a CPA about any tax on your gain
FAQ
Who pays doc stamps in Florida?
The seller customarily pays documentary stamp tax on the deed, which is $0.70 per $100 of the sale price in most counties, but it can be negotiated.
Who pays title insurance in Pinellas County?
In much of Tampa Bay the seller customarily pays for the owner's title policy, but it's negotiable in the contract.
Are real estate commissions negotiable in Florida?
Yes. Commissions are always negotiable, and buyer agent compensation is negotiated separately.
Why do I owe property taxes at closing?
Florida taxes are paid in arrears, so sellers usually credit buyers for their share of the current year's taxes up to the closing date.
How accurate is a seller net sheet?
It's an estimate based on a projected price and typical costs. Final numbers come from your title company's closing statement.
Get a free home value review and a custom seller net sheet at my Home Value page, or call or text (727) 291-7001.
Sources
Krystal Crichlow | eXp Realty · Palm Harbor, FL · (727) 291-7001 · Equal Housing Opportunity
Net sheet figures are estimates, not a guarantee of proceeds or sale price. Not tax or legal advice. Talk to a CPA or attorney.
