Estimate what you will walk away with when you sell a Florida home, with every closing cost figured from the state rates.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 13, 2026.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales and $2.5 billion+ sold as a team.
A seller net sheet estimates the cash you walk away with after a Florida home sale: the sale price minus your mortgage payoff, brokerage compensation, title insurance, deed doc stamps, the property tax proration, HOA estoppel fees and any credits you give the buyer. Enter your numbers below and the net updates as you type. It is part of how we sell homes in Southwest Florida, and it uses the same Florida rates as our guide to seller closing costs in Florida.
Data updated: October 2026. Doc stamps, title insurance and estoppel caps are read from the Florida Statutes and the Florida Administrative Code. Every rate is listed in the sources at the end of this page.
A seller net sheet is a line-by-line estimate of your proceeds from a home sale, prepared before you list or accept an offer. It starts with the price, subtracts every payoff and closing cost, adds any credits owed to you, and shows the net. It is a planning tool, not the closing statement your title company issues at closing.
Sellers use a net sheet three times: before listing, to set a price that clears their mortgage and moving budget; when comparing offers, because a higher price with a large closing credit can net less than a cleaner offer; and before closing, to check the title company's settlement statement line by line.
Net proceeds equal the sale price minus your loan payoffs, minus brokerage compensation, minus seller closing costs, minus credits and repairs you agreed to, plus any credits owed to you. In Florida the closing costs that matter most are deed doc stamps at $0.70 per $100, the owner's title policy, and the property tax proration.
Data updated: October 2026. A Florida seller usually pays deed doc stamps, the owner's title insurance premium in Lee, Collier and Charlotte counties, their own settlement fee, estoppel fees, and a share of the year's property taxes. The table shows how each line is figured and who customarily pays it in Southwest Florida.
Cost | How it is figured | Who usually pays in SW Florida |
|---|---|---|
Doc stamps on the deed | $0.70 per $100 of price, or portion (s. 201.02, F.S.) | Seller |
Owner's title insurance | State-set rate: $5.75 per $1,000 to $100,000, then $5.00 per $1,000 to $1 million, $2.50 to $5 million (Rule 69O-186.003, F.A.C.) | Seller by custom in Lee, Collier and Charlotte; the contract can assign it to the buyer |
Settlement or closing fee | Set by the title company; not regulated | Each party pays its own |
Property tax proration | Last year's bill at the 4% November discount, January 1 through the day before closing | Seller credits the buyer |
HOA or condo estoppel | Up to $299 per association when nothing is owed, plus up to $119 for a rush | Seller |
Association transfer or application fee | Set by the association documents | Buyer under the standard Florida contract |
Brokerage compensation | Percentages in your listing agreement and any offer of buyer's agent compensation | Negotiable |
For the full breakdown of each line, including the Miami-Dade surtax and the costs most guides leave out, read seller closing costs in Florida.
Data updated: October 2026. Here is the calculator's own arithmetic for a $650,000 sale closing June 30, 2026, with a $300,000 mortgage payoff, a $7,800 property tax bill last year, one HOA, and the seller paying the owner's title policy. Brokerage compensation is shown separately because it is whatever you negotiate.
Line | Amount |
|---|---|
Sale price | $650,000.00 |
First mortgage payoff | −$300,000.00 |
Owner's title policy (Florida promulgated rate) | −$3,325.00 |
Doc stamps on the deed ($0.70 per $100) | −$4,550.00 |
Property tax proration, 180 days at the 4% discount | −$3,692.71 |
HOA estoppel certificate | −$299.00 |
Net before brokerage compensation and settlement fee | $338,133.29 |
Each 1% of brokerage compensation on this price is $6,500, so enter your actual rates in the calculator above to see the final figure. If the seller had bought the home within the last three years with a $520,000 owner's policy, the reissue rate would cut the title premium from $3,325 to $2,240, a saving of $1,085.
A net sheet is an estimate you run before or during the sale; the closing statement is the final, itemized accounting the title company or closing attorney prepares for closing day. The net sheet tells you whether a price or an offer works. The closing statement is what you sign, and it should match your net sheet within a small margin.
Seller net sheet | Closing statement (settlement statement) | |
|---|---|---|
Prepared by | You or your listing agent | Title company or closing attorney |
When | Before listing and when comparing offers | A few days before closing |
Figures | Estimates from rates and last year's taxes | Exact payoffs, prorations and fees |
Use it to | Set a price, compare offers, plan your move | Sign at closing and confirm your wire |
Choose the net sheet when you are deciding; rely on the closing statement when you are closing, and compare the two before you sign.
Florida property taxes are billed each November for the current year, so a seller who closes before November has not yet paid that year's bill. At closing you credit the buyer for the days you owned the home, estimated from last year's bill at the 4% early-payment discount. Either party can ask to readjust once the real bill arrives.
A homestead sale has one more effect worth knowing: the buyer's tax bill resets the January after the sale, so the buyer's future taxes are often higher than yours. That does not change your net, but it does come up in negotiations.
Data updated: October 2026. Florida caps estoppel certificate fees at $299 per association when no money is owed, with up to $119 more for delivery within three business days and up to $179 more when the account is delinquent. A late certificate is free, and an amended one carries no fee. Communities with a master association and a sub-association charge one fee for each.
In Lee, Collier and Charlotte counties the seller customarily pays for the owner's title policy and chooses the title company. No statute requires it: the current Florida "AS IS" contract makes it a choice the parties check. The calculator assumes seller-paid; switch it off if your buyer is paying.
Brokerage compensation, closing cost credits, repair credits, the home warranty and who pays the owner's title policy are all negotiable. Doc stamps, the state title rates and the estoppel caps are not. The biggest lever on your net is usually the structure of the offer you accept, not the fixed costs.
Run each offer through the calculator with its own price, credit and closing date. A $10,000 higher price with a $12,000 closing credit nets less than the lower, clean offer, and a later closing date adds days to your tax proration.
Yes. As Top 1% Real Estate Agents Nationally Since 2008, we have represented sellers in every price range from condos to waterfront estates, and we prepare a line-by-line net sheet with every rate sourced, using your actual payoff, tax bill and association documents. Start with a free home valuation or pick your city: sell your home in Estero, Bonita Springs, Naples or Fort Myers. If you are still choosing who to list with, see how the best real estate agents in Estero compare on the public record.
Request a free, no-obligation home valuation and we will send back a line-by-line net sheet with the rate behind every figure. Call Jesse direct at (239) 898-6072. Buying your next home at the same time? See how we help on the buying side, or contact us to plan both moves together.
Prefer a quick estimate with a different layout? Our team site has a home sale proceeds calculator built on the same Florida rates.
Jesse McGreevy direct: (239) 898-6072. Marc Comisar direct: (239) 287-5873. Email: [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse Eli McGreevy P.A., FREC license SL3101296. Marc J Comisar P.A., Broker Associate, FREC license BK3060671.
McGreevy and Comisar is the #1 real estate team in Southwest Florida since 2012, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every net sheet they prepare. We have represented sellers across Lee, Collier and Charlotte County, and we build each estimate from your real payoff letter, tax bill and association documents rather than a rule of thumb.
McGreevy and Comisar is a top-reviewed Southwest Florida listing team, with a long record of genuine five star client reviews. Read more about McGreevy and Comisar, or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
A net sheet built from your real payoff letter, last year's tax bill and your association's estoppel figures is usually within a few hundred dollars of the closing statement. For a net sheet built from your own documents, call (239) 898-6072. The gaps come from estimates: the payoff's daily interest, the final tax bill, and any fees your title company sets.
After the mortgage payoff, brokerage compensation is usually the largest cost, followed by doc stamps on the deed at $0.70 per $100 of the price and the owner's title policy when the seller pays it.
Yes. By custom and under the standard Florida contract, the seller pays the documentary stamp tax on the deed: $0.70 per $100 of the price, or $4,550 on a $650,000 sale.
The owner's title premium is set by the state: $1,575 on a $300,000 sale, $2,575 on $500,000, $3,325 on $650,000 and $5,075 on $1,000,000, before endorsements. A lower reissue rate can apply if you bought within three years.
You pay your share for the days you owned the home that year. Because Florida bills taxes in November, a seller closing earlier in the year credits that share to the buyer at closing.
Only if you enter them. The calculator leaves brokerage compensation blank because it is negotiable and set by your listing agreement and any offer of buyer's agent compensation.
No. Everything runs in your browser. Nothing is sent unless you fill in the form and ask for a copy.
Your title company or closing attorney prepares the closing statement with exact payoffs, prorations and fees. Compare it to your net sheet before you sign; as Top 1% Real Estate Agents Nationally Since 2008, we review that statement line by line with every seller we represent.
A comparative market analysis estimates what your home will sell for from recent comparable sales. A net sheet starts from that price and shows what you keep after payoffs and closing costs. You need the CMA first, then the net sheet.
The tax is $0.70 for each $100 of the price or any portion of $100, so a $650,050 sale is taxed on 6,501 units of $100, or $4,550.70.
Under the standard Florida "AS IS" contract the buyer pays association application and transfer fees, and the seller pays the estoppel fee. Capital contributions follow the association documents and your contract.
Usually not. Under the standard Florida contract, community development district assessments are prorated like property taxes rather than paid off, unless your contract says otherwise. Enter any balance you agreed to pay as a special assessment.
It is the lender's written statement of the exact amount needed to pay off your loan on a given date, including interest to that date and any fees. Your title company orders it; use your latest statement balance plus a month of interest as an estimate.
If the net is negative, you bring the difference to closing or negotiate a short sale with your lender. The calculator shows the shortfall in red so you can plan for it before you list.
Florida has no state income tax. For federal tax, many owners can exclude up to $250,000 of gain, or $500,000 for a married couple, on a main home they owned and lived in for two of the last five years. Ask your tax adviser about your case.
Florida closing agents disburse seller proceeds once the deed and funds are in place, usually by wire on closing day or the next business day. Confirm wiring instructions by phone with your title company, never by email alone.
Each rate on this page was read from these primary sources on October 13, 2026: the Florida Statutes, the Florida Administrative Code, the Department of Business and Professional Regulation and the standard Florida Realtors and Florida Bar contract. Where a figure is set by a title company or an association rather than by law, the page says so instead of publishing a number.
This page is an estimate tool, not legal or tax advice.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Jesse McGreevy: (239) 898-6072. Marc Comisar: (239) 287-5873. Brokered by Domain Realty.
McGreevy and Comisar, Domain Realty Group
24031 S Tamiami Trl #101
Bonita Springs, FL 34134
Offices in Naples, Bonita Springs, Estero and Fort Myers