In short
No official source gives a “typical” Florida total, so add it up line by line. The deed carries a documentary stamp tax of 70 cents per $100 (60 cents in Miami-Dade, Department of Revenue). A new mortgage adds 35 cents per $100 (§ 201.08) and a 2-mill intangible tax (§ 199.133). At $500,000, the owner’s title premium is $2,575 (Rule 69O-186.003).
Why there is no single “typical” total
In Florida, several large closing costs are set by law: the documentary stamp taxes on the deed and on the mortgage, the nonrecurring intangible tax on the loan, the title insurance premium and the county recording fees. You can calculate those exactly once you know the price, the loan amount and the county.
The rest is set by private parties and varies: lender charges, title search and closing fees, surveys, inspections and brokerage compensation. Prorated property taxes and insurance deposits depend on the house and the closing date.
Two federal forms show the full picture. Your lender must send a Loan Estimate within three business days of receiving your application, and every lender uses the same standard form. You must receive the Closing Disclosure at least three business days before you close (Consumer Financial Protection Bureau). For a general walk-through of each line, see closing costs explained.
Line by line: what each cost is
Documentary stamp tax on the deed. Florida taxes documents that transfer real property at 70 cents per $100, or fraction of $100, of the consideration (Florida Statutes § 201.02(1)(a)). Consideration includes money paid and any mortgage on the property, whether or not the buyer assumes it. In Miami-Dade County the rate is 60 cents per $100, according to the Department of Revenue: § 201.0205 exempts counties that adopted the 1983 housing surtax from a later 10-cent increase. Our Florida transfer tax page covers exemptions in detail.
Miami-Dade surtax. Miami-Dade also levies a 45-cent surtax per $100 (§ 201.031, § 125.0167; Miami-Dade Code 29-7(D), cited by the Clerk). It does not apply to a document that transfers only a single-family residence, and the statute counts a condominium unit or a detached house as one. The Department of Revenue’s own example is a $500,000 vacant lot in Miami-Dade: $3,000 of stamp tax plus $2,250 of surtax.
Documentary stamp tax on the mortgage. A recorded mortgage is taxed at 35 cents per $100, or fraction, of the debt it secures (§ 201.08(1)(b)). The Department of Revenue states there is no cap on a recorded mortgage; the $2,450 cap applies only to notes taxed under § 201.08(1)(a).
Nonrecurring intangible tax. Florida imposes a one-time tax of 2 mills (0.002) on loans secured by Florida real property (§ 199.133). It is paid to the clerk when the mortgage is recorded (§ 199.135).
Title insurance. The Financial Services Commission sets the premium by rule, and it is the same at every company. Under Rule 69O-186.003, the original owner’s rate is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million. A lender’s policy issued at the same time costs a minimum of $25 up to the owner’s policy amount. Title search, examination and closing charges are separate and must be shown separately on the closing statement (Rule 69O-186.003(11)(b)). Details in our Florida title insurance guide.
Recording fees. The Miami-Dade Clerk charges $10 for the first page and $8.50 for each additional page of most documents, and $1 per name for each name over four (as of October 2026). Both the deed and the mortgage are recorded.
Lender charges, surveys, inspections, attorney. No Florida rate table applies. Compare lender charges on the Loan Estimate. If you want legal help, see when to hire a Florida real estate attorney.
Who pays what in Florida
Florida law does not assign most closing costs to the buyer or the seller; your purchase contract does. The official sources that do speak to it say:
| Cost | What the official source says |
|---|---|
| Deed and mortgage stamp taxes | ”All parties to the document are liable for the tax regardless of which party agrees to pay the tax” (Department of Revenue) |
| Intangible tax | The lender is liable but may pass the amount on to the borrower (§ 199.135(4)) |
| Owner’s title policy | Not assigned by law; the person paying the premium gets first choice of closing or title agent, subject to lender approval (Department of Financial Services) |
| Lender’s title policy, recording, lender charges | Not assigned by Florida law; see your contract and Loan Estimate |
What it costs: a worked example in Miami
This is an example, not a quote. Assume a $500,000 single-family home or condo in Miami, a $400,000 mortgage and a closing in October 2026. Only the lines fixed by statute, rule or the Clerk are calculated.
| Line | Rule used | Amount |
|---|---|---|
| Deed stamp tax (Miami-Dade) | 5,000 × $0.60 | $3,000 |
| Miami-Dade surtax | Single-family residence: exempt (§ 201.031) | $0 |
| Mortgage stamp tax | 4,000 × $0.35 (§ 201.08) | $1,400 |
| Intangible tax | $400,000 × 0.002 (§ 199.133) | $800 |
| Owner’s title policy | 100 × $5.75 + 400 × $5.00 | $2,575 |
| Lender’s title policy, issued simultaneously | Minimum rate, Rule 69O-186.003(5) | $25 |
| Recording a 3-page deed (pages assumed) | $10 + 2 × $8.50 | $27 |
| Recording a 15-page mortgage (pages assumed) | $10 + 14 × $8.50 | $129 |
| Title search, closing fee, lender charges | Set by each provider | See your Loan Estimate |
| Tax proration and escrow deposits | Depend on the tax bill and date | See your Closing Disclosure |
The government and title lines add up to $7,956. Outside Miami-Dade, the deed stamp tax at 70 cents would be $3,500 instead of $3,000. If the property is not a single-family residence, for example a vacant lot, the Miami-Dade surtax adds $2,250. Property taxes are covered on our Florida property tax page, and reserve deposits fund your escrow account.
Frequently asked questions
How much is the documentary stamp tax on a Florida deed?
70 cents per $100 of the price in every county except Miami-Dade, where it is 60 cents (Department of Revenue). On a $500,000 sale, that is $3,500 outside Miami-Dade and $3,000 inside it.
Does the Miami-Dade surtax apply to my house or condo?
No, if the deed transfers only a single-family residence. Section 201.031 counts a condominium unit or a detached dwelling as one. Other property, such as a vacant lot, pays an extra 45 cents per $100.
Is there a tax on my mortgage in Florida?
Yes, two. The documentary stamp tax on a recorded mortgage is 35 cents per $100 of the loan, with no cap, and the intangible tax is 2 mills. On a $400,000 loan, that is $1,400 plus $800.
Can I shop for a cheaper title premium in Florida?
Not the premium: the rate in Rule 69O-186.003 applies statewide. The title search, examination and closing charges are separate and listed separately on the closing statement, so compare those.
Who pays the doc stamps, buyer or seller?
Florida law does not say. The Department of Revenue states that all parties to the document are liable for the tax, whichever party agrees to pay it. Your contract decides who pays.
Compare with the other states: Closing costs by state.
More Florida guides
- Florida transfer tax: documentary stamps on deeds and mortgages
- Florida property tax: homestead exemption, caps and Miami rates
- Seller disclosure requirements in Florida
- Do you need a real estate attorney to close in Florida?
- How does foreclosure work in Florida, and how long does it take?
- Home prices in Florida and Miami: median value and trend
- First-time home buyer programs in Florida: state, county, Miami
- How to verify a real estate license in Florida (5 professions)
- Married couples and home ownership in Florida
- Hurricane and flood insurance in Florida: what buyers need
- Title insurance in Florida: state-set rates and who pays
Sources
- Rule 69O-186.003, Title Insurance Rates, Florida Administrative Code (Florida Department of State) (consulted October 13, 2026)
- Title Insurance Overview (Florida Department of Financial Services) (consulted October 13, 2026)
- Florida Documentary Stamp Tax (Florida Department of Revenue) (consulted October 13, 2026)
- Nonrecurring Intangible Tax (Florida Department of Revenue) (consulted October 13, 2026)
- Florida Statutes § 201.02, Tax on deeds (Florida Legislature, 2026) (consulted October 13, 2026)
- Florida Statutes Chapter 201, including § 201.0205 (Florida Legislature, 2026) (consulted October 13, 2026)
- Florida Statutes § 201.031, Discretionary surtax (Florida Legislature, 2026) (consulted October 13, 2026)
- Florida Statutes § 201.08, Tax on notes and mortgages (Florida Legislature, 2026) (consulted October 13, 2026)
- Florida Statutes § 199.133, Levy of nonrecurring tax (Florida Legislature, 2026) (consulted October 13, 2026)
- Florida Statutes § 199.135, Due date and payment of nonrecurring tax (Florida Legislature, 2026) (consulted October 13, 2026)
- Official Records: recording fees and taxes (Miami-Dade Clerk of the Court and Comptroller) (consulted October 13, 2026)
- What is a Loan Estimate? (Consumer Financial Protection Bureau) (consulted October 13, 2026)
- What is a Closing Disclosure? (Consumer Financial Protection Bureau) (consulted October 13, 2026)