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Buyer closing costs in Florida: what you actually pay
What a buyer pays at closing in Miami-Dade and Broward: the two loan taxes, title insurance at state rates, recording, lender costs and a worked example.
By Danielle Salomon and Simone Pakoys · Updated 11/13/2026 · General information, not legal or tax advice.
Most buyers plan for the down payment and forget the rest. In Miami-Dade and Broward, closing costs usually add a few percent of the price on top. Paying cash cuts that a lot, because the two loan taxes and most lender fees go away. Here is where the money goes, with the rates the state sets.
1. Two state taxes on your mortgage
- Documentary stamp tax on the mortgage: 35 cents per $100 of the loan (Florida Statute 201.08).
- Intangible tax: 2 mills, which is $2 per $1,000 of the loan (Florida Statute 199.133).
- Pay cash and you owe neither.
The doc stamps on the deed (70 cents per $100 in Broward, 60 cents in Miami-Dade for a single-family home) are usually paid by the seller under the standard Florida contract. Read your own contract.
2. Title insurance
- Florida sets title insurance rates by rule, so the premium is the same at every title company (Florida Administrative Code 69O-186.003).
- Owner's policy: $5.75 per $1,000 for the first $100,000, then $5.00 per $1,000 up to $1 million, then $2.50 per $1,000 up to $5 million.
- In Miami-Dade and Broward, the buyer usually pays for the owner's policy and picks the title company. It can be negotiated in the contract.
- The lender's policy, issued at the same time, costs little extra: a small flat fee plus endorsements.
- The title company also charges its own fees, such as the closing fee and lien searches.
3. Recording fees
The county clerk charges $10 for the first page and $8.50 for each extra page to record your deed and mortgage (Florida Statute 28.24).
4. Lender costs
- Origination or application fee, points if you choose to buy down the rate, appraisal, credit report and flood certification.
- Your lender gives you a Loan Estimate within 3 business days of applying, and a Closing Disclosure at least 3 business days before closing. Compare them line by line.
- You choose your lender. We never pick one for you.
5. Insurance and escrow
- The first year of homeowners insurance, and flood insurance if your lender requires it.
- A few months of property taxes and insurance placed in your escrow account.
- Interest from closing day to the end of that month.
In South Florida, insurance is often the biggest surprise. Get quotes early, before your inspection period ends. A four-point and wind mitigation report can help.
6. Condo and HOA costs
- Application or approval fees, and any capital contribution or transfer fee the association charges.
- The estoppel letter, which shows what the seller owes the association, has a fee capped by Florida law. It is usually a seller cost, but check your contract.
7. Before you sign
Home inspection, wind mitigation and four-point reports, a survey for houses and a termite inspection.
Worked example: a $500,000 home with 10% down
| Item | Amount |
|---|---|
| Mortgage doc stamps on a $450,000 loan | $1,575 |
| Intangible tax | $900 |
| Owner's title policy at the state rate | $2,575 |
| Lender's title policy, issued at the same time | Small flat fee plus endorsements |
| Recording | About $100 to $200 |
| Lender, title company, inspections, insurance, escrow | Depends on your lender and insurer |
How we help
We go over these costs with you before you make an offer, so your budget is real. If the seller is paying part of your costs, we write it into the offer. See how we help buyers or pick a time.
Sources: Florida Department of Revenue, documentary stamp tax; Florida Statutes 201.08, 199.133, 28.24, 718.116 and 720.30851; Florida Administrative Code 69O-186.003; Consumer Financial Protection Bureau, Know Before You Owe.