Seller Closing Costs Calculator

Brick school building

 Cost total and net are different questions

A seller can owe about $28,000 in transfer charges and still walk out with a wire, or can bring money to closing, depending on the price and the liens. The net sheet does both steps. It shows the charges, subtracts what you owe, and prints a bottom line. People mix the stamp tax with the whole check and then think the government took a third of the house. The stamp line on a $400,000 sale is $2,800. The large charge, when there is one, is usually the commission in the listing agreement. The line that removes the most dollars is usually the loan you already owe.

The listings under this page are active Duval County houses, newest first. Clay, St. Johns, and Nassau use the same deed-stamp rate, and the feed on this page is still Duval because that is the saved search attached here. Do not read a Mandarin list price as an Orange Park cost study. Use the cost math on your own contract price.

 Deed stamps in five counties

Section 201.02 charges documentary stamp tax on deeds. The consideration is generally the price. The unit is $100. Any fraction of $100 counts as another full unit. The rate outside Miami-Dade is seventy cents per unit. Jacksonville is Duval County. Orange Park, Fleming Island, Middleburg, and Green Cove Springs are Clay County. St. Augustine, Ponte Vedra, Fruit Cove, and the northwest part of that county people drive through on Race Track Road are St. Johns County. Yulee, Fernandina Beach, and Callahan are Nassau County. Lake City is Columbia County. All five use $0.70. The county dropdown you might expect is not on this box, because a dropdown would imply the rate changes. It does not, among these counties.

Worked stamp examples

$400,000 divided by $100 is 4,000 with nothing left over. 4,000 times $0.70 is $2,800. That is the example to memorize, because a lot of Northeast Florida resales get talked about in that neighborhood of price and the stamp line is easy to check by hand.

$400,050 is not a clean unit. Divide by 100 and you get 4,000 full units plus a $50 remainder. The remainder starts unit 4,001. The taxable consideration is treated as $400,100. 4,001 times $0.70 is $2,800.70. The extra fifty dollars of price did not create fifty dollars of tax. It created one more seventy-cent unit. Sellers sometimes round the price to a clean thousand and assume the tax rounded with it. The statute rounds up to the next hundred dollars of price, not to the next thousand, and not to the nearest hundred.

$350,000 is 3,500 units and $2,450. $350,250 rounds up to $350,300, which is 3,503 units and $2,452.10. $275,000 is 2,750 units and $1,925. $525,000 is 5,250 units and $3,675. $199,900 is exactly 1,999 units, because 199,900 divided by 100 leaves no remainder, and the tax is $1,399.30. A price of $100 is one unit and $0.70. A price of $1 is still one unit and $0.70, because any fraction of $100 counts. You will not sell a house for a dollar in a normal listing. The example is here so the rounding rule is obvious before you type a price that ends in 050 or 990.

The box uses that same ceiling rule. Type 400000 and the deed line in the sentence should read $2,800. Type 400050 and it should read $2,800.70. If it does not, you are not looking at this page's box. Do not add the stamps a second time in the "other" field. The box already computed them from the price.

 Who customarily pays which line

Custom in the Florida Realtors and Florida Bar contracts we close in this area puts the deed stamps on the seller, the owner's title insurance policy on the seller, the listing commission on the seller, the HOA or condo estoppel fee on the seller, and the payoff of the seller's existing loans on the seller. Custom puts the documentary stamps on the new note, the intangible tax on that new mortgage, the lender's title policy, the appraisal, the inspections, and the buyer's loan fees on the buyer. Recording charges follow the contract and are small next to stamps. A survey, when a lender wants a new one, is often a buyer charge. A home warranty is whoever the contract says will pay for it.

That paragraph is custom. It is not a section of the statute that assigns every invoice to one party. Section 201.02 creates the deed tax. It does not say the seller is the only person who can write the check. Section 201.08 creates the note stamps. It does not say the seller pays them. The intangible tax on a new mortgage is a buyer-side custom for the same reason: it is a tax on the new loan, and the buyer is the borrower. A contract can move any of these lines. We see seller credits that effectively pay buyer costs. We sometimes see a buyer agree to pay deed stamps in a negotiation. If your contract moves a line, the custom story is over and the contract wins. Read the cost sections before you type numbers, and type what you actually agreed to pay.

Cash sales drop the buyer loan lines to zero. There is no new note, so there are no note stamps and no intangible tax. The deed stamps do not disappear. The owner's policy, if the contract still requires the seller to provide it, does not disappear. Commission does not disappear because the buyer wired cash.

Commission

The percent field starts at 6 so a commission line is visible. Six percent is not required by Florida law and it is not a rate this page is quoting you. Type the percent from the listing agreement. On a $400,000 price, 6 percent is $24,000 and 5 percent is $20,000. On a $360,000 price, 2.5 percent is $9,000. Those figures are multiplication, not a rate card. If part of the brokerage charge is a flat fee, the percent field will not handle it. Put the percent portion in the percent field and the flat dollars in other seller charges. If you only want to see stamps, set the percent to zero. Zero is allowed. Leaving 6 in the field while you think you are looking at a pure tax line will overstate the seller costs by the whole commission.

How a listing is written, and what the agreement covers, is on the selling page. The agreement you sign controls this field. A conversation in a parking lot does not.

Owner's title policy

Type the owner's policy premium from the title quote. The field starts at zero because a made-up premium would be worse than a blank. Florida title premiums are filed rates, and the dollar amount still depends on the price and on the policy the company is issuing, including whether a prior policy changes the quote. This page will not print a premium schedule. Zero means the seller-cost total is short by whatever the quote will be. Replace the zero when the quote arrives. Do not type the lender's policy into this field unless the contract makes the seller pay the lender's policy, which is not the usual split. The usual owner's policy is the seller's. The usual lender's policy is the buyer's.

Concessions, repairs, warranty, HOA

The sheet has its own lines for a seller credit, an HOA or estoppel fee, other charges, and credits back to you. Those fields start at zero. Zero is not a quote. Type the estoppel when you have it. Type the credit you actually offered. Do not leave a leftover sample number under a real one.

A price reduction and a seller credit are not the same cost. A credit of $8,000 on a $400,000 price costs $8,000 and leaves the stamp base at $400,000, so the stamps stay $2,800. A price of $392,000 instead of a credit lowers the price, which lowers stamps and lowers a percent-based commission. Buyers and loan programs sometimes need the credit more than they need the lower price, because the credit can pay closing costs the buyer would otherwise bring in cash. The lender, not this page, decides what the program allows. Do not invent a cap. Ask the lender before you rewrite the contract to "make the numbers work."

Association charges need the estoppel, not a guess. The estoppel states dues, delinquencies, fines, and special assessments. The fee for the letter is commonly a seller cost. Type it on the HOA line. A quarterly dues proration can be a debit or a credit depending on whether you paid ahead. A debit goes on other charges. A credit goes on credits back to you. A CDD or bond payoff is a seller cost only if the contract says the seller pays it. Plenty of houses in St. Johns and Clay have a non-ad valorem assessment that simply stays on the tax bill for the next owner. Do not type a bond payoff because a neighbor paid one off in 2019.

A home warranty is optional. Type the company's price if you are paying it. Do not type a number you saw in an advertisement from another state. Water, sewer, and a municipal lien search can also be small seller items if something is unpaid. The title company will put them on the worksheet. Until then, leave them out rather than inventing them.

Prorated property tax

Taxes in Florida are paid in arrears. The bill that shows up in the fall is for the calendar year in progress. On a closing before the bill is paid, the seller typically reimburses the buyer for January 1 through the day before closing, and the buyer pays the bill when it is due. On a closing after the seller has paid the bill, the buyer typically reimburses the seller for the buyer's share of the year. The sheet does not compute that proration. If you know the debit, type it in other charges. If you are owed a credit, type it on credits back to you.

Duval's tax collector published the discount schedule that tracks the Florida statute: 4 percent if paid by November 30, 3 percent by December 31, 2 percent by January 31, 1 percent by February 28, then due by March 31 before the bill is delinquent. Clay, St. Johns, Nassau, and Columbia use the same discount statute. Confirm the date on the bill in front of you. The appraiser does not collect the tax. The collector does. The millage is not something this page will guess. Two houses in the same county can be in different cities and different districts. A proration built on a made-up millage is not a proration.

 Buyer note stamps and intangible tax

These two stay out of the seller total. They are explained here because sellers see them on the full closing disclosure and assume they are seller charges. They are taxes on the buyer's new loan.

Documentary stamps on a promissory note are $0.35 per $100 of the note, rounded up to the next $100, under section 201.08. A new loan of $320,000 is 3,200 units. 3,200 times $0.35 is $1,120. A new loan of $280,000 is $980. A new loan of $250,000 is $875. A new loan of $400,000 is $1,400. A new loan of $100,000 is $350. The same fraction rule applies. A loan amount that is not a clean hundred dollars rounds up to the next hundred before the thirty-five cents is applied.

The nonrecurring intangible tax on a new mortgage is $2 per $1,000 of the amount financed, which is two mills. On $320,000 that is $640. On $280,000 it is $560. On $250,000 it is $500. On $400,000 it is $800. On $100,000 it is $200. A cash sale is $0 and $0. The sheet has a buyer-loan field for this reason only. That field is the buyer's new loan. It is not what you owe. It does not change deed stamps, commission, or the bottom line. It changes the two calculated lines on the sheet so you can see them. It does not put them in the seller total.

The sample buyer loan on the sheet is $320,000 against the sample price of $400,000. That pair is not a required down payment. Note stamps and intangible tax calculate from it and sit on their own lines. They are buyer costs. They show in the list so you can see them. They are not in the seller total. If the contract says you pay them, type that dollar amount into other charges.

If you agreed in the contract to pay the buyer's note stamps and intangible tax, those dollars become your cost even though custom says they are the buyer's. Add them yourself in other charges. The sheet will not do that automatically, because most contracts do not shift them. On the sample $320,000 loan, the two buyer lines together are $1,120 plus $640, which is $1,760. That $1,760 is not in the bottom line until you type it in.

 Seller net sheet

Leave the sheet alone for one pass. Sale price $400,000. What you owe $250,000. Commission 6 percent, which is $24,000. Deed stamps $2,800. Title, seller credit, HOA, prorated tax, other charges, and the credit line are $0. Note stamps on the sample $320,000 buyer loan are $1,120. Intangible tax is $640. Those two are on the sheet and they are not in the total. The bottom line is $123,200. That is 400,000 minus 250,000 minus 24,000 minus 2,800. Change the percent to 5 and the bottom line becomes $127,200. Type 400050 in the price and the deed stamps become $2,800.70. Title at zero is the hole in the sample. Put the real quote in before you tell anyone the number.

A second pass, still arithmetic and still not your house. Price $275,000. What you owe $180,000. Commission 5 percent, which is $13,750. Deed stamps $1,925. Other charges $1,000. Everything else $0. Bottom line is 275,000 minus 180,000 minus 13,750 minus 1,925 minus 1,000, which is $78,325. Note stamps on a $220,000 new loan are $770. Intangible tax is $440. Those stay off the bottom line.

 What the box leaves out

What you owe is only as good as the number you type. Ask the servicer for a payoff good through your closing date, and add a second mortgage, a HELOC, or a lien that has to be released. A statement balance is short of a payoff. Per diem interest past the good-through date is not in the sheet unless you included it in that line.

An escrow refund is not added unless you type it on credits back to you. The servicer usually mails leftover escrow after payoff, separately. Do not type that balance as if it arrives on the closing table unless the title company put it on the statement.

The sheet always subtracts deed stamps. If your contract makes the buyer pay them, type that same dollar amount on credits back to you so the bottom line is right. The sheet will not read the contract. It also will not notice if you typed the stamps a second time in other charges.

Survey, termite, a second attorney you hired, courier fees, an unpaid water balance, and a warranty are in the total only if you typed them. Buyer loan origination, buyer appraisal, buyer inspection, and buyer lender's title policy are not seller costs unless the contract makes them seller costs, usually by a concession you type in the other field. A concession cap, if the buyer's loan has one, is the lender's rule. This page does not publish one.

Wire the proceeds only from instructions you confirmed by calling the closing office on a number you looked up yourself. A changed wiring email is a theft attempt often enough that it belongs in a cost conversation. This page is not the wiring instruction.

 The tax bill is not the stamp line

Families spread the homestead paperwork on the kitchen table and then ask whether the exemption reduces seller closing costs. It does not. Homestead is a property tax exemption for a permanent residence, section 196.031, applied for under 196.011. If you already have it, the current tax bill may be lower than a non-homestead bill, and the proration uses that bill. You do not get a separate homestead credit on the seller side, and you do not pay the exemption back when you sell. The buyer does not inherit your exemption. The buyer files a new one if the buyer will occupy the house as a permanent residence on January 1 of the tax year they are claiming.

For 2026, the homestead figures confirmed by the St. Johns County Property Appraiser, matching the Department of Revenue CPI notice, are a total of $51,411. The first $25,000 applies to every levy, including school. The additional $26,411 applies only to non-school levies, and only to assessed value between $50,000 and $76,411. The band from $25,001 to $50,000 is taxable. Save Our Homes, section 193.155, caps the rise in assessed value of a homestead. The 2026 cap is 2.7 percent, the lesser of 3 percent and CPI of 2.7 percent. That cap is not a cap on the tax bill. Millage can still move the bill. None of these figures get typed into the seller-cost box.

A seller closing in the fall of 2026 does not file the buyer's 2027 homestead. The buyer who will own and occupy on January 1, 2027 files by March 1, 2027. In 2026, March 1 was a Sunday, so the timely deadline was March 2, 2026, which St. Johns and Nassau both published. As of September 28, 2026, that 2026 timely window is closed. Late filing is an extenuating-circumstances conversation, generally only until 25 days after TRIM, and TRIM season is mid to late summer. Ask the appraiser before you tell a buyer the late door is open. It may not be.

If you are selling one house and buying the next, your new homestead is filed with the property appraiser in the county where the new house sits. Portability is Form DR-501T, filed with that new county, generally along with the new application. Do not invent a dollar amount of savings to port. A residency exemption in another state can defeat the Florida exemption. One permanent residence. The Social Security number is mandatory. A wrongful claim can become a lien with a 50 percent penalty and 15 percent interest under 196.161. Trusts need beneficial title. Bring the trust and let the closing attorney or a Florida attorney say whether it qualifies.

Duval filings go through homestead.coj.net, phone (904) 255-5900, in person at 231 E. Forsyth Street, Suite 260, Jacksonville. The deed has to be in the owner's name before the online system accepts it. Allow about 60 days after closing for the deed to post, and file in person if it has not. The online session does not save. Clay filings go through the Clay County Property Appraiser, Tracy Scott Drake, at ccpao.com and the Clay exemption portal, phone (904) 284-6305 extension 1, second floor, 477 Houston Street, Green Cove Springs. St. Johns filings go through Eddie Creamer's office at sjcpa.gov homestead and portability, phone (904) 827-5500. Nassau filings go through A. Michael Hickox's office at ncpafl.com homestead, phone (904) 491-7300. Nassau's 2027 applications are already open. Columbia, if the next house is in Lake City, requires the initial application in person at Jeff Hampton's office, columbia.floridapa.com, 135 NE Hernando Avenue, Suite 238, Lake City, phone (386) 758-1083. Do not send a Columbia filing to a third-party website.

The senior local-option extra exemption, age 65 on January 1 and a 2026 household income limit of $38,686, exists only in counties that adopted it. Do not assume an extra $50,000. Ask that appraiser. A separate long-term senior option depends on 25 years and a just value under $250,000, and it is also local. None of it is a seller closing cost.

 How to use the number with a real contract

Type the price, what you owe from the payoff letter, and the percent in the listing agreement. The bottom line updates as you type. Put the title quote on its line when it arrives. Put an inspection credit on the seller-credit line. Read the bottom line as the estimate of the check, or as what you would bring if the number goes negative.

Bring the contract, the payoff letter, and the title worksheet to the listing agent before you agree to another credit. A credit that looks small against the price can wipe out the cash you needed for the next duty station. The houses on Duval County homes and Clay County homes show asking prices. Asking prices are not nets. Just listed shows what came on the market. It does not show what those sellers will pay in stamps.

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Selling a home  |  Duval County homes  |  Clay County homes  |  Just listed

Military Realty of Florida. (904) 309-0609.