How Florida Doc Stamp Tax Works
Florida documentary stamp tax is a transfer tax levied on real estate transactions. For commercial real estate buyers and sellers, three separate taxes typically apply at closing:
- Deed doc stamps — paid on the sale price ($0.70 per $100, or $0.60 per $100 in Miami-Dade plus a $0.45 surtax)
- Mortgage doc stamps — paid on new mortgage amount ($0.35 per $100, or $3.50 per $1,000)
- Intangible tax — paid on new mortgage amount ($0.002 per $1, or $2.00 per $1,000)
By Florida custom, the seller pays deed doc stamps and the buyer pays mortgage doc stamps and intangible tax — but everything is negotiable in the purchase contract.
Miami-Dade County Surtax
Miami-Dade has a unique tax structure: deed doc stamps are $0.60 per $100 (lower than the rest of Florida) plus an additional $0.45 per $100 surtax on properties other than single-family residences. Most commercial properties in Miami-Dade pay the surtax.
For full Florida closing cost analysis, use the FL Closing Cost Calculator, and grab the free Florida CRE Closing Cost Bible PDF.
Frequently Asked Questions
What is the Florida documentary stamp tax on commercial real estate?
The Florida documentary stamp tax on real estate deeds is $0.70 per $100 of sale price (or $7.00 per $1,000) in every Florida county except Miami-Dade. In Miami-Dade County, the rate is $0.60 per $100 plus an additional $0.45 per $100 surtax on properties other than single-family residences.
Who pays the documentary stamp tax in a Florida commercial real estate transaction?
By Florida custom, the seller pays the documentary stamp tax on the deed, while the buyer pays the documentary stamp tax on any new mortgage (also $0.35 per $100) and intangible tax ($0.002 per $1 of mortgage). However, this is negotiable in the purchase contract.
How is the Florida doc stamp tax calculated on a $1,000,000 commercial property?
$1,000,000 × $0.0070 = $7,000 in Florida documentary stamp tax on the deed (outside Miami-Dade). If the buyer takes out a $700,000 new mortgage, add another $700,000 × $0.0035 = $2,450 in mortgage doc stamps and $700,000 × $0.002 = $1,400 in intangible tax.
Is the Florida documentary stamp tax different from the intangible tax?
Yes. The doc stamp tax is paid on the deed (at sale) and on new mortgages. The intangible tax ($0.002 per $1, or $2 per $1,000) is paid only on new mortgages, not on the deed itself. Both are collected at closing.
Disclosure: This calculator is for estimation purposes only. Actual taxes due may vary based on transaction specifics, county surtaxes, and exemptions. Consult a Florida real estate attorney or CPA for transaction-specific advice.