Florida Net Sheet 2026: What You'll Actually Walk Away With After Selling
When a Florida seller asks "how much will I make?", the answer is never the sale price — it's the net sheet number. A net sheet (also called a seller's estimated net proceeds statement) subtracts every cost of selling from the gross sale price to show what actually lands in your account at closing. Your agent should prepare one before you list, and the title company produces the official version 3 days before closing (the Closing Disclosure). Understanding each line item prevents surprises.
Florida Net Sheet — Sample Line Items
Using a $450,000 sale price as an example. Actual costs vary by county, negotiation, and property.
| Line Item | Who Pays (FL Custom) | Estimated Amount |
|---|---|---|
| Gross Sale Price | — | $450,000 |
| Real Estate Commission (5%–6%) | Seller (custom, negotiable) | ($22,500–$27,000) |
| Documentary Stamp Tax on Deed | Seller (nearly universal FL custom) | ($3,150) at $0.70/$100 |
| Title Insurance — Owner's Policy | Seller (custom in most FL counties) | ($2,375–$2,800)* |
| Seller's Title/Closing Fee | Seller | ($350–$600) |
| Mortgage Payoff | Seller | ($280,000) |
| Mortgage Payoff — Per-Diem Interest | Seller | ($300–$600 typical) |
| HOA Estoppel Letter Fee | Seller (if HOA exists) | ($100–$250) |
| Property Tax Proration (pro-rated to closing date) | Seller pays their portion | (varies) |
| Home Warranty (if offered) | Seller (optional) | ($400–$700) |
| Recording Fees (deed) | Buyer (custom) — but note if seller concession | ($10–$30) |
| Repair Credits / Concessions | Seller (if negotiated) | (varies) |
| Estimated Net Proceeds | ~$137,000–$148,000 |
*Owner's title insurance rate per Florida promulgated rates (OIR-B2-1748); rates vary slightly by title company and coverage amount. Commission amounts shown pre-NAR settlement changes — actual commission is negotiable and should be confirmed in your listing agreement.
Florida-Specific Costs Sellers Often Miss
Documentary Stamp Tax on the Deed
Florida imposes a documentary stamp tax on deed transfers at $0.70 per $100 of sale price — or $0.60/$100 in Miami-Dade County. On a $450,000 sale: $3,150 (most of FL) or $2,700 (Miami-Dade). This is a seller cost in virtually all FL transactions. Source: F.S. § 201.02.
Owner's Title Insurance
In most Florida counties, the seller pays for the buyer's owner's title insurance policy. This is a strong local custom (though negotiable). The premium is set by state-promulgated rates and is roughly 0.5%–0.6% of the sale price for a $400K–$500K home. In Broward, Miami-Dade, Collier, and Sarasota counties, buyer/seller title payment customs can vary — confirm with your agent.
Mortgage Payoff Timing
Your payoff figure from the lender includes daily interest. Closings that happen later in the month accumulate more per-diem interest. If your closing slips by a week, the payoff increases by roughly (loan balance × rate ÷ 365 × days). On a $280,000 balance at 6.5%, that's about $50/day. Always request a payoff good through 2–3 days past the scheduled closing date.
HOA Estoppel Certificate
If the property has an HOA, the seller must obtain a written estoppel certificate from the HOA showing all amounts owed (dues, assessments, fines). Per F.S. § 720.30851, HOAs must provide this within 10 business days of request (regular fee up to $299; expedited up to $499). This is a real closing cost many sellers don't anticipate.
CDD Assessments (Community Development District)
Many FL communities — especially in Pasco, Hillsborough, St. Johns, Osceola, and Collier counties — have Community Development District (CDD) fees assessed on the tax bill. CDDs fund infrastructure (roads, utilities, amenities). These are paid annually on the property tax bill, not separately, but: (a) sellers owe their prorated share to closing, and (b) if there's a bond balance, buyers and agents need to understand that CDD fees won't disappear even after the infrastructure is paid — maintenance CDDs are permanent.
Net Sheet vs. Closing Disclosure
| Document | When | Purpose | Binding? |
|---|---|---|---|
| Net Sheet | Pre-listing / under contract | Estimate to set expectations | No — estimate only |
| ALTA Settlement Statement (seller version) | 1–2 days before closing | Official figures from title company | Yes — actual closing numbers |
| Closing Disclosure (buyer's) | 3 days before closing (required) | Buyer's final loan/closing figures | Yes (buyer-side) |
How to Read Your Agent's Net Sheet
- Check the commission math: Confirm the percentage and the dollar amount — they should match your listing agreement
- Verify the payoff number: The net sheet estimate may use an approximation; get an official payoff from your lender for accuracy
- Look for missing items: HOA estoppel, CDD proration, outstanding liens, and open permits are easy to omit
- Check tax proration basis: FL taxes are paid in arrears — at closing, you'll owe the buyer a credit for January through the closing date
- Concessions: Every dollar of buyer concession you agree to reduces your net by a dollar — plug them in before you accept an offer
Selling a Florida Home?
Our Home Seller's Guide covers listing prep, pricing strategy, FL-specific seller costs, and negotiation — from a licensed FL real estate professional.
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