Home & Money / Closing-cost calculator

Florida closing-cost tax calculator

For a financed Florida purchase, cash to close usually starts with the down payment, buyer-side loan taxes, lender and title charges, insurance, and prepaids, then subtracts the deposit and any credits.

The deed documentary stamp is also due, but the contract says which side agreed to pay it. Enter the deal you are considering, then replace the estimate with the lender, title company, and closing-disclosure figures as they arrive.

Open the closing estimate

Quick estimate

Start with the price and loan.

Florida documentary stamp tax uses $100 chunks. The deed stamp follows the transfer consideration. The loan-document stamp depends on whether you are estimating an uncapped recorded mortgage or lien, or a capped note or written obligation.

For example, a $450,000 purchase with 20 percent down starts with a $360,000 loan. At the state rates used here, a typical recorded mortgage produces about $1,260 in documentary stamp tax and $720 in nonrecurring intangible tax before the variable closing costs are added.

Purchase price Down payment percent Deed tax area Add deed stamp to buyer cash estimate Loan document type Other buyer closing costs Prepaids and escrow Seller or lender credits Earnest money already paid

Rough cash to close

$100,480

Includes down payment, buyer-side loan taxes, your entered costs, and credits. Deed documentary stamp is shown below.

Loan amount

$360,000

Loan doc stamp

$1,260.00

Intangible tax

$720.00

Deed doc stamp

$3,150.00

Deed documentary stamp tax is 70 cents per $100, or part of $100, of consideration.

Recorded mortgages and liens use 35 cents per $100 of secured debt. Florida Revenue says there is no cap on this tax.

This is cash planning, not a liability ruling. Florida Revenue says parties can be liable for documentary stamp tax regardless of which side the contract says will pay. The intangible-tax estimate assumes a typical Florida home loan secured by the Florida property.

Deed stamp

This follows the transfer.

The deed documentary stamp is tied to the consideration for the transfer. Miami-Dade has its own rate and possible surtax rule.

Loan document

This follows the document being taxed.

Florida Revenue lists 35 cents per $100, or part of $100, for notes and recorded mortgages. Notes and written obligations can have a $2,450 cap; recorded mortgages and liens do not.

Intangible tax

This is another mortgage piece.

The nonrecurring intangible tax is calculated at 0.002 of the obligation secured by Florida real property, subject to the state rule details.

Related checks

Closing cash is not the only first-year cost.

Property-tax millage

Estimate the ad valorem side before the tax bill joins the monthly budget.

HOA, CDD, and district fees

Check dues, CDD lines, and non-ad valorem assessments before comparing homes.

Home insurance and wind

A Florida quote can change the cash plan before and after closing.

FAQ

Closing-cost quick answers

Is this the final cash-to-close number?

No. This is a planning estimate. Your contract, lender, title company, prepaid items, credits, escrow setup, insurance, HOA or condo charges, and closing disclosure can change the number.

Why does Miami-Dade have separate deed options?

Florida Revenue lists a different Miami-Dade deed documentary stamp rate, plus a surtax that does not apply to a document transferring only a single-family dwelling.

Who pays the deed documentary stamp tax?

A contract can say which side pays at closing. That practical payment question is not always the same as the broader tax-liability rule, so read the contract and closing disclosure.

What does the intangible tax estimate assume?

It assumes a typical Florida home loan secured by Florida real property. Florida Revenue has more detailed rules for mixed collateral and fair-market-value issues.

Which loan-document option should I use?

Use the recorded mortgage or lien option when you are estimating a recorded mortgage or lien. Use the note or written obligation option only when that is the document being estimated. Florida Revenue caps notes and other written obligations at $2,450, but says recorded mortgages and liens have no cap.

Official checks

Official sources

This page uses Florida Revenue tax pages for the documentary stamp and nonrecurring intangible tax pieces, including the different cap treatment for notes and recorded mortgages or liens. Use your contract, lender, title company, and closing disclosure before treating any estimate as final.

Last reviewed: July 22, 2026

Use this carefully: Use this as a planning estimate only. It is not tax, legal, lending, title, or insurance advice.

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