Closing Costs in Florida: A Practical Guide for Buyers & Sellers (Palm Beach, Martin & St. Lucie)

Closing costs aren’t the villain—surprises are. This guide breaks down what buyers and sellers actually pay in Southeast Florida, why amounts vary by county and loan, and how to plan an all-in budget that won’t wobble the week before closing.

Numbers and who pays what can vary by county, contract, and loan type. I’ll build you a live, property-specific estimate (with title, taxes, insurance, and lender fees) so your monthly and cash-to-close are real—not hopeful.

What changes by county (and contract)

  • Who pays for the owner’s title policy: In most Treasure Coast counties the seller typically pays; in parts of South Florida (e.g., Miami-Dade/Broward/Collier) the buyer often pays. It’s negotiable.

  • Documentary stamp tax on the deed (seller side): State rate is $0.70 per $100 of the sale price (lower structure in Miami-Dade).

  • Doc stamp on the note & intangible tax (buyer side, when financing): Most financed buyers pay $0.35 per $100 (doc stamps on the note) + 0.002 of the loan amount (intangible tax).

  • Association fees: Condo/HOA estoppel & application fees vary by association and can be several hundred dollars.

Seller Closing Costs (line items + plain-English)

  • Real estate commission (negotiable) — commonly 5–6% of the sale price, usually split between listing and buyer’s agents.

  • Owner’s Title Insurance Policy — premium based on price (promulgated in FL); who pays depends on county/custom/contract.

  • Documentary Stamp Tax on the Deed — typically $0.70 per $100 of sale price (example below).

  • Settlement/Closing Fee — title/escrow services, document prep, notary: usually $300–$600.

  • Municipal & HOA/Condo Lien Searches — typically $200–$700 combined (city/county/utility + HOA).

  • HOA/Condo Estoppel & Transfer — often $250–$500+ per association; some charge rush fees.

  • Mortgage Payoff(s) & Recording — lender’s payoff + small recording fee to release.

  • Prorations — you’ll credit your share of property taxes/HOA through the day of closing.

Quick example (seller) — $300,000 sale price

  • Deed doc stamps: $300,000 × 0.007 = $2,100 (Miami-Dade uses a different schedule)

  • Settlement + searches + estoppel (illustrative): $600–$1,200

  • Owner’s title (if seller pays in your county): premium varies by promulgated rate

  • Commission: negotiated (commonly 5–6%)

Buyer Closing Costs (line items + plain-English)

  • Lender Fees — origination/underwriting/processing (often bundled as 0.5%–1.5% of loan amount or flat fees).

  • Appraisal — typically $300–$600 depending on property/loan.

  • Credit & Verification — modest; sometimes rolled into lender fees.

  • Title Services & Lender’s Title Policy — you always buy the lender’s policy if you finance; the owner’s policy depends on county/custom.

  • Survey (single-family/fee-simple) — often $300–$600+; condos may not require a new survey.

  • Recording Fees — county charges to record the mortgage/deed.

  • Doc Stamp on Note & Intangible Tax (when financing) — generally $0.35 per $100 of loan amount + 0.002 × loan amount.

  • Initial Escrows/Prepaids — homeowner’s insurance, property tax escrow, prepaid interest to month-end, and sometimes HOA dues.

  • Inspections — general home inspection $300–$600; add WDO/termite, wind-mit, 4-point, sewer scope as needed.

Additional buyer cost (if <20% down)

  • PMI (private mortgage insurance) — typically 0.5%–1% annually of the loan amount (varies by credit score, LTV, program).

Quick example (buyer) — $300,000 purchase with 10% down

  • Loan ≈ $270,000 →

    • Note stamps: $270,000 × 0.0035 = $945

    • Intangible tax: $270,000 × 0.002 = $540

  • Appraisal/inspections/title/recording/survey (illustrative range): $1,800–$3,500

  • Prepaids/escrows depend on closing month and insurance premium.

How much in total?

  • Sellers: often ~5%–10% of sale price (commission + deed stamps + title/customary + closing fees + estoppel/searches).

    • Example at $300,000: roughly $15,000–$30,000 (driven by commission and local title custom).

  • Buyers: commonly ~2%–5% of purchase price when financing (lender/title/taxes/recording/inspections/survey/prepaids).

    • Example at $300,000: roughly $6,000–$15,000, plus down payment and any PMI.

Cash buyers often land at the lower end (no lender costs; still pay title/recording, inspections, and prepaids where applicable).

Ways to lower or manage closing costs

  • Negotiate concessions/credits — seller can credit a portion of buyer’s costs (subject to loan limits).

  • Compare lenders — origination, points, and third-party fees vary. Ask for no-point vs. buydown scenarios.

  • Shop insurance — wind quotes vary by roof age/mitigation; flood by zone/elevation.

  • Time your prepaids — closing early vs. late in the month changes prepaid interest.

  • Check assistance programs — state/county down-payment & closing-cost aid may apply to first-time or income-qualified buyers.

30/60/90-Day Closing-Cost Plan

  • Days 1–30: Get pre-approval; request a property-specific estimate (lender + title + taxes + insurance). Decide rate vs. points.

  • Days 31–60: After contract, confirm doc stamps/intangible, title custom (who pays what), and association fees (estoppel/application). Lock insurance and final cash-to-close.

  • Days 61–90: Track clear-to-close tasks: appraisal, title commitments, loan conditions. Review final CD (Closing Disclosure) and wire instructions (call to verify—wire fraud is real).

FAQs (fast & practical)

Who pays for title insurance in Palm Beach/Martin/St. Lucie?
Custom varies by county and even neighborhood. In much of the Treasure Coast, the seller often pays for the owner’s policy; it’s negotiable in the contract.

Are doc stamps and intangible tax negotiable?
Rates are set by the state; who pays certain items can be negotiated, but lenders usually require buyers to pay note stamps/intangible on financed deals.

How accurate are online closing-cost calculators?
Good for ballparks, but they miss association fees, local customs, and insurance realities. Always ask for a live estimate tied to the address and loan.

Can the seller pay all of my costs?
Sometimes—loan programs cap seller credits (e.g., 3%–6% typical). We’ll structure credits within your program’s limits.

What’s an estoppel letter?
A condo/HOA statement showing dues, assessments, violations, and balances—so there are no post-closing surprises.

How I keep your costs predictable

  • Itemized estimates for your address (title, stamps, lender, escrows, insurance)

  • Negotiation strategy for credits and who pays what by county custom

  • Insurance/HOA briefing to keep your all-in monthly honest

  • Contract-to-close tracking so your Closing Disclosure matches expectations