Florida Residential Closing Costs
Buyer cash-to-close and seller net proceeds, with the Florida items national calculators leave out — and the county-by-county custom that decides who pays for title.
In Orange (Orlando) the SELLER customarily pays for the owner's title policy.
The three Florida items that move the number
Who pays title depends on the county.In most of Florida the seller buys the owner's policy. In Miami-Dade, Broward, Sarasota and Collier the buyer customarily does. It is custom rather than statute, so it can be negotiated in the contract — but the side that pays usually picks the closing agent, which is worth more than the premium itself.
The insurance escrow is the sleeper.Your lender collects a full year of homeowners premium at closing plus a reserve. Florida premiums run well above the national average, and a national calculator's default understates this badly. On many Florida purchases it is the largest line in cash-to-close after the down payment.
FHA and VA fees are costs, not cash.FHA's 1.75% upfront MIP and the VA funding fee are both normally financed into the loan. They belong in the cost picture but not in what you wire on closing day, so this calculator shows both and then credits them back out.
Next: model the monthly payment with the residential mortgage calculator, and if it is a 2–4 unit investment purchase check coverage with the DSCR calculator. Buying commercial instead? Use the commercial closing cost calculator, which adds Phase I environmental, ALTA survey and lease audit. When you want terms, Linton Global LenderMatch routes the scenario to lenders whose credit box fits it.
Frequently asked questions
Who pays for title insurance in Florida?
It is customary, not statutory, and it varies by county. In most Florida counties the seller pays for the owner’s title policy. In Miami-Dade, Broward, Sarasota and Collier the buyer customarily pays. Because it is custom rather than law, either party can negotiate it in the contract — and whoever pays generally selects the title company.
What are Florida documentary stamp taxes on a home purchase?
Two separate taxes. The deed doc stamp is $0.70 per $100 of purchase price statewide, except Miami-Dade, where single-family transfers are $0.60 per $100 and non-single-family transfers add a $0.45 per $100 surtax. If you finance, the note carries a separate mortgage doc stamp of $0.35 per $100 of the loan, plus Florida’s intangible tax of $0.002 per $1 of loan.
Is the FHA upfront MIP paid at closing?
Usually not in cash. FHA charges an upfront mortgage insurance premium of 1.75% of the base loan amount, and it is normally financed into the loan rather than paid at the table. This calculator shows it as a cost and then credits it back out of cash-to-close, because counting it as cash overstates what a buyer actually needs to bring by thousands of dollars.
How much is the VA funding fee?
On a purchase it depends on the down payment and whether you have used a VA loan before. First use is 2.15% with less than 5% down, 1.50% at 5% or more, and 1.25% at 10% or more. Subsequent use rises to 3.30% below 5% down, while the 5% and 10% tiers stay at 1.50% and 1.25%. Veterans with a service-connected disability rating are generally exempt. Like FHA MIP, it is usually financed rather than paid in cash.
What is a condo estoppel certificate and what does it cost?
It is the association’s written statement of what a unit owes — assessments, special assessments, transfer fees, violations. Florida Statute 718.116(8) caps the fee at $299 when nothing is delinquent, with $119 more for an expedited request. The Department of Business and Professional Regulation adjusts these every five years; the next adjustment is expected in 2027.
Why is the insurance number so large compared with other states?
Because your lender escrows a full twelve months of homeowners premium at closing, and Florida premiums run well above national averages — higher again on the coast or with an older roof. On a Florida purchase this single line is often the largest item in cash-to-close after the down payment, and it is the one out-of-state buyers most often leave out of their estimate.
Does this cover a duplex, triplex or fourplex?
Yes. One to four units closes as residential. The property type selector adjusts the appraisal and inspection assumptions, and in Miami-Dade it also affects the deed doc stamp rate, since the reduced single-family rate does not apply to multi-unit transfers.
Sources and currency of these figures
Rates verified September 2026. Deed and mortgage documentary stamp taxes, the intangible tax and the promulgated title premium are Florida statute and Office of Insurance Regulation Rule 69O-186. FHA upfront MIP is 1.75% of the base loan. VA funding fees follow the current purchase schedule. The condo estoppel cap is set by Florida Statute 718.116(8) and adjusted by the DBPR every five years, with the next adjustment expected in 2027. Title-payment practice by county is customary, not statutory, and is negotiable in every contract. Everything else — origination, appraisal, inspections, settlement fees — is a market estimate and varies by provider. Linton Global Solutions is a licensed Florida real estate brokerage, not a lender or a title agent; this is an estimate, not a quote or a settlement statement.
Other Real Estate Calculators
Every Linton Global Solutions calculator is built to institutional underwriting standards — use them together to stress-test any Florida CRE acquisition, hold, or disposition.
Cap Rate Calculator
Capitalization rate from NOI and purchase price — the standard yield metric in CRE.
DSCR Calculator
Debt service coverage by asset class — 1.20x multifamily to 1.55x hospitality.
Mortgage + Amortization
Monthly P&I, annual debt service, balloon, and full amortization schedule.
NOI Calculator
Net Operating Income from rent roll and operating expenses.
LTV Calculator
Loan-to-Value sizing for stabilized, value-add, and bridge scenarios.
Cash-on-Cash Return
Levered yield: annual pre-tax cash flow divided by equity invested.
IRR + Equity Multiple
Multi-year hold pro forma with exit cap — the institutional return metrics.
Loan Sizer (DSCR)
Solve maximum loan amount from NOI, DSCR minimum, rate, and amortization.
Yield-on-Cost Calculator
Stabilized NOI divided by total project cost — the value-add and ground-up benchmark.
Break-Even Occupancy
The minimum occupancy required to cover debt service plus operating expenses.
GRM (Gross Rent Multiplier)
Quick price-to-gross-rent ratio — the multifamily rule of thumb.
Refinance Cash-Out Analyzer
Model current vs new debt, cash out at refi, and post-refi DSCR.
Waterfall / Promote
Preferred return plus promoted-interest tiers for JV and syndication splits.
Debt Yield Calculator
NOI ÷ Loan — the cap-rate-independent leverage test every CMBS lender runs.
Loan-to-Cost (LTC)
Construction and value-add leverage sizing across land, hard, soft, and reserves.
Sources & Uses
Balance the capital stack — senior, mezz, pref, sponsor, LP — to the dollar.
Net Effective Rent (NER)
Normalize face rent for free rent, TI dollars, and annual escalators.
SBA 504 & 7(a) Calculator
Owner-occupied CRE financing — bank/CDC splits, monthly P&I, true cost.
Bridge Loan True Cost
All-in annualized rate including origination, exit fee, and legal — not just the coupon.
Construction Loan + Reserve
Interest reserve sizing, net usable proceeds, and total financing cost.
Price Per SF / Per Unit
Benchmark against submarket comps — flag undervaluation discounts of 20%+.
CMBS Loan Sizer
3-constraint conduit underwriting: DSCR, LTV, and debt yield tested simultaneously.
Mezzanine & Pref Equity
Bridge senior debt to sponsor equity — model the blended cost of capital.
Cost Seg + Bonus Depreciation
Reclassify 20–35% of basis to 5/7/15-year — year-1 tax savings ROI 8–10x.
Lease vs Buy
Compare total lease cost vs net buy cost — including principal paydown and appreciation.
5–10 Year Pro Forma
NOI growth, debt service, exit value, and equity multiple in one institutional projection.
NPV Calculator
Net Present Value at your hurdle rate — the accept/reject test institutional investors run.
Operating Expense Ratio
OpEx ÷ EGI by asset class — the fastest red-flag check on operating statements.
TI Allowance ROI
Quantify tenant improvement dollars as % of PV rent and required rent bump to recover.
Hold Period Sensitivity
IRR matrix across hold period and exit cap shifts — the institutional stress test.
Yield Maintenance / Defeasance
CMBS prepayment penalty estimator — PV of lost yield to the lender.
Hard Money + ARV
Fix-and-flip math — purchase, rehab, carry cost, selling costs, annualized ROI.
Wholesale & Flip Calculator
Full wholesale or fix-and-flip pro forma — purchase, repairs, carrying costs, financing (LTV/LTC), and annualized ROI.
Rent Escalation + CAM
Fixed, CPI, or stepped escalations alongside CAM reconciliation and pro-rata share.
Risk-Adjusted Return
Sharpe & Sortino vs strategy-bucket benchmarks (core, core-plus, value-add, opportunistic).
FL Property Tax Estimator
County millage rates with post-sale reassessment for every Florida county.
FL Insurance Estimator
Wind, flood, and general liability $/SF by asset class and Florida zone.
1031 Boot Calculator
Identify taxable boot in your 1031 exchange before closing the replacement.
Capital Gains Tax Calculator
Depreciation recapture, federal LTCG, NIIT, and 1031 deferral modeling.
FL Doc Stamp Tax
Florida documentary stamp tax on the deed and the mortgage note.
FL Closing Cost Calculator
Buyer and seller closing-cost itemization with FL-promulgated title rates.
Interest rates, loan terms, leverage levels, and pricing references shown on this page are estimates only, based on current Florida commercial real estate market conditions and lender feedback as of the page's last update. They are not commitments to lend, are not loan approvals or pre-qualifications, and do not guarantee any specific loan terms or that financing will be available to any particular borrower or property. Actual interest rates, fees, leverage, amortization, prepayment terms, and other loan terms depend on borrower qualifications (credit, net worth, liquidity, experience), property characteristics, lender-specific underwriting requirements, third-party reports, and market conditions at the time of application. All loans are subject to lender credit approval, underwriting, and applicable federal, state, and local lending regulations. Linton Global Solutions is a Florida-licensed commercial real estate brokerage (FL Broker #BK703722); it is not a lender. Financing is sourced through third-party lender relationships, and final loan terms are determined by the originating lender. This page does not constitute consumer credit advertising under Federal Reserve Board Regulation Z (12 CFR Part 1026) and is intended for informational purposes only for commercial real estate professionals, investors, and owners considering commercial mortgage financing. Past loan terms or transactions do not guarantee future results.