Every Florida home sale pays a set of state charges that most buyers and sellers from other states have never seen: a tax on the deed, a tax on the mortgage note, a tax on the loan itself, and a title insurance premium whose price is fixed by state rule. Together they run about 1.65% to 1.7% of the price on a typical financed purchase. On a $400,000 home with a $320,000 loan that is roughly $6,660, before a single lender fee or prepaid item.
The short version: deed doc stamps are $0.70 per $100 of price ($0.60 in Miami-Dade), note doc stamps are $0.35 per $100 borrowed, intangible tax is 0.2% of the loan, and the owner’s title premium follows a promulgated schedule that starts at $5.75 per $1,000. The seller customarily pays the deed stamps everywhere and pays for the owner’s title policy in most counties. In Miami-Dade, Broward, Sarasota and Collier the buyer customarily pays for the owner’s policy, which flips who carries the bigger share.
Below we price all four charges on the typical home in each of Florida’s 67 counties, show who customarily pays what, and walk through the few legitimate ways to make the bill smaller. To run your own numbers, use the new Florida doc stamp and title insurance calculator.
The four state-set charges at a Florida closing
1. Documentary stamp tax on the deed
Section 201.02 of the Florida Statutes taxes the deed at 70 cents for each $100 of the price, or fractional part of $100. The fraction rule means the price is rounded up to the next $100 before the rate applies, so a $399,950 sale is taxed as $400,000: $2,800. Miami-Dade County is the only exception. Deeds there pay 60 cents per $100, and section 201.031 adds a 45-cent discretionary surtax when the property is anything other than a single-family residence, such as a condo or a townhome. A Miami-Dade condo therefore pays $1.05 per $100 in total.
2. Documentary stamp tax on the note
Section 201.08 taxes the promissory note at 35 cents per $100 borrowed, again counting any fraction of $100 as a full $100. On a $320,000 loan that is $1,120. The statute caps the tax at $2,450 for some unsecured obligations, but a note secured by a recorded Florida mortgage has no cap, so a $1 million loan pays $3,500.
3. Nonrecurring intangible tax
Section 199.133 levies a one-time tax of 2 mills, which is 0.2%, on loans secured by a mortgage on Florida real estate. On $320,000 it is $640. Cash buyers pay neither this nor the note stamps, which is one reason cash closings cost less than financed ones.
4. Title insurance premiums
Florida is one of a handful of states where the Office of Insurance Regulation sets the premium itself. Rule 69O-186.003 of the Florida Administrative Code sets the original rate at $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1 million, $2.50 from $1 million to $5 million, $2.25 from $5 million to $10 million and $2.00 above $10 million, with a $100 minimum. An owner’s policy on a $400,000 home is $575 plus $1,500, or $2,075. When a lender’s policy is issued at the same closing for no more than the owner’s coverage, the rule sets its charge at $25.
Because the premium is fixed, every title agent quotes the same premium for the same policy. What does vary from company to company is everything around it: the title search, examination, settlement or closing fee, endorsements and courier charges. Those are worth comparing; the premium is not.
Who customarily pays what
Florida law says how much these charges are, not who pays them. That is set by the contract, and local custom fills in the default. Statewide, the custom is that the seller pays the deed stamps and the borrower pays the note stamps, the intangible tax and the lender’s policy. The owner’s title policy is where Florida splits in two:
- Seller pays the owner’s policy (and usually chooses the title agent): most of the state, including Duval, St. Johns, Clay, Nassau, Baker, Hillsborough, Orange, Pinellas, Palm Beach and Lee.
- Buyer pays the owner’s policy (and usually chooses the title agent): Miami-Dade, Broward, Sarasota and Collier.
The Florida Realtors and Florida Bar residential contract asks the parties to check which side designates the closing agent and pays for the owner’s policy, so custom is only where the conversation starts. In a slower market, buyers increasingly ask sellers to cover some of their costs; our look at seller concessions in 2026 covers how those credits are usually written.
Doc stamps and title insurance on the typical home, all 67 counties
For each county we took the typical home value from our county cost data (Zillow Home Value Index, September 2026) and priced a sale at that value with an 80% loan. Deed stamps and the owner’s title premium are computed exactly under the statute and the rule; the buyer column adds note stamps, intangible tax and a $25 simultaneous lender’s policy, plus the owner’s policy where the buyer customarily pays it. Counties are sorted from the highest typical value to the lowest.
| County | Typical home value | Deed doc stamps | Owner’s title premium | Owner’s policy customarily paid by | Seller’s state-set share | Buyer’s state-set share (80% loan) |
|---|---|---|---|---|---|---|
| Monroe | $962,885 | $6,740 | $4,889 | Seller | $11,630 | $4,262 |
| Walton | $660,738 | $4,626 | $3,379 | Seller | $8,004 | $2,932 |
| Collier | $552,087 | $3,865 | $2,835 | Buyer | $3,865 | $5,290 |
| Miami-Dade | $523,240 | $3,140 | $2,691 | Buyer | $3,140 | $5,018 |
| St. Johns | $492,987 | $3,451 | $2,540 | Seller | $5,991 | $2,194 |
| Nassau | $484,963 | $3,395 | $2,500 | Seller | $5,895 | $2,159 |
| Palm Beach | $475,754 | $3,331 | $2,454 | Seller | $5,784 | $2,119 |
| Martin | $448,233 | $3,138 | $2,316 | Seller | $5,454 | $1,997 |
| Broward | $422,344 | $2,957 | $2,187 | Buyer | $2,957 | $4,070 |
| Franklin | $422,234 | $2,956 | $2,186 | Seller | $5,142 | $1,883 |
| Manatee | $408,269 | $2,858 | $2,116 | Seller | $4,974 | $1,822 |
| Gulf | $403,845 | $2,827 | $2,094 | Seller | $4,922 | $1,802 |
| Orange | $400,964 | $2,807 | $2,080 | Seller | $4,887 | $1,789 |
| Seminole | $400,341 | $2,803 | $2,077 | Seller | $4,880 | $1,787 |
| Sarasota | $399,023 | $2,794 | $2,070 | Buyer | $2,794 | $3,851 |
| Sumter | $387,784 | $2,715 | $2,014 | Seller | $4,729 | $1,732 |
| Hillsborough | $375,501 | $2,629 | $1,953 | Seller | $4,582 | $1,678 |
| St. Lucie | $370,781 | $2,596 | $1,929 | Seller | $4,525 | $1,657 |
| Pinellas | $368,917 | $2,583 | $1,920 | Seller | $4,503 | $1,648 |
| Indian River | $363,705 | $2,547 | $1,894 | Seller | $4,440 | $1,625 |
| Lake | $360,055 | $2,521 | $1,875 | Seller | $4,396 | $1,609 |
| Osceola | $359,224 | $2,515 | $1,871 | Seller | $4,386 | $1,606 |
| Okaloosa | $352,929 | $2,471 | $1,840 | Seller | $4,311 | $1,578 |
| Santa Rosa | $350,823 | $2,456 | $1,829 | Seller | $4,285 | $1,569 |
| Flagler | $350,266 | $2,452 | $1,826 | Seller | $4,278 | $1,566 |
| Bay | $343,009 | $2,402 | $1,790 | Seller | $4,192 | $1,535 |
| Brevard | $342,346 | $2,397 | $1,787 | Seller | $4,184 | $1,531 |
| Clay | $335,274 | $2,347 | $1,751 | Seller | $4,098 | $1,500 |
| Lee | $334,485 | $2,342 | $1,747 | Seller | $4,089 | $1,497 |
| Pasco | $328,125 | $2,297 | $1,716 | Seller | $4,013 | $1,469 |
| Volusia | $324,665 | $2,273 | $1,698 | Seller | $3,971 | $1,454 |
| Baker | $314,146 | $2,199 | $1,646 | Seller | $3,845 | $1,408 |
| Gilchrist | $306,253 | $2,144 | $1,606 | Seller | $3,750 | $1,373 |
| Hernando | $306,116 | $2,143 | $1,606 | Seller | $3,749 | $1,372 |
| Jefferson | $305,552 | $2,139 | $1,603 | Seller | $3,742 | $1,370 |
| Alachua | $298,912 | $2,093 | $1,570 | Seller | $3,663 | $1,340 |
| Charlotte | $298,906 | $2,093 | $1,570 | Seller | $3,663 | $1,340 |
| Polk | $295,509 | $2,069 | $1,553 | Seller | $3,622 | $1,326 |
| Duval | $294,079 | $2,059 | $1,545 | Seller | $3,604 | $1,319 |
| Leon | $291,390 | $2,040 | $1,532 | Seller | $3,572 | $1,307 |
| Okeechobee | $289,216 | $2,025 | $1,521 | Seller | $3,546 | $1,298 |
| Levy | $287,334 | $2,012 | $1,512 | Seller | $3,523 | $1,289 |
| Wakulla | $285,880 | $2,001 | $1,504 | Seller | $3,506 | $1,283 |
| Escambia | $280,027 | $1,961 | $1,475 | Seller | $3,436 | $1,257 |
| Hendry | $270,219 | $1,892 | $1,426 | Seller | $3,318 | $1,214 |
| Citrus | $268,688 | $1,881 | $1,418 | Seller | $3,299 | $1,207 |
| Marion | $267,911 | $1,876 | $1,415 | Seller | $3,291 | $1,204 |
| Columbia | $267,659 | $1,874 | $1,413 | Seller | $3,287 | $1,203 |
| Suwannee | $266,652 | $1,867 | $1,408 | Seller | $3,275 | $1,199 |
| Lafayette | $262,301 | $1,837 | $1,387 | Seller | $3,223 | $1,179 |
| Glades | $257,042 | $1,800 | $1,360 | Seller | $3,160 | $1,156 |
| Union | $256,560 | $1,796 | $1,358 | Seller | $3,154 | $1,154 |
| Bradford | $252,646 | $1,769 | $1,338 | Seller | $3,107 | $1,137 |
| DeSoto | $250,420 | $1,754 | $1,327 | Seller | $3,081 | $1,127 |
| Hardee | $235,001 | $1,646 | $1,250 | Seller | $2,896 | $1,059 |
| Highlands | $231,284 | $1,619 | $1,231 | Seller | $2,851 | $1,043 |
| Washington | $220,578 | $1,544 | $1,178 | Seller | $2,722 | $996 |
| Dixie | $217,764 | $1,525 | $1,164 | Seller | $2,688 | $983 |
| Putnam | $216,313 | $1,515 | $1,157 | Seller | $2,671 | $977 |
| Hamilton | $207,098 | $1,450 | $1,110 | Seller | $2,560 | $936 |
| Madison | $206,128 | $1,443 | $1,106 | Seller | $2,549 | $932 |
| Liberty | $201,245 | $1,409 | $1,081 | Seller | $2,490 | $910 |
| Gadsden | $199,661 | $1,398 | $1,073 | Seller | $2,471 | $904 |
| Taylor | $196,856 | $1,378 | $1,059 | Seller | $2,438 | $891 |
| Holmes | $181,325 | $1,270 | $982 | Seller | $2,251 | $823 |
| Jackson | $179,815 | $1,259 | $974 | Seller | $2,233 | $816 |
| Calhoun | $166,734 | $1,168 | $909 | Seller | $2,076 | $759 |
Typical home value: Zillow Home Value Index for September 2026, from Momentum Realty’s county cost data (built November 6, 2026). Charges computed by Momentum Research under Florida Statutes 201.02, 201.031, 201.08 and 199.133 and Florida Administrative Code 69O-186.003; title search, endorsements, settlement and recording fees are not included. Miami-Dade is priced as a single-family residence (no surtax). Customary payer reflects typical practice and the contract controls. Illustrative estimates, not a quote.
What the county numbers show
The total barely moves; the split moves a lot. Across all 67 counties, the four charges land between 1.56% and 1.70% of the price on a financed sale. Lower-priced counties sit at the top of that range because the title schedule charges its highest rate on the first $100,000. Miami-Dade sits lowest because of its 60-cent deed rate.
Who pays title changes each side’s bill by about 0.5% of the price. In Duval, a seller of the typical $294,079 home pays about $3,604 in deed stamps and the owner’s premium, around 1.23% of the price, while the buyer’s share is about $1,319. In Collier, where the buyer customarily pays for title, the seller of a $552,087 home pays only the deed stamps, $3,865 or 0.70%, and the buyer’s state-set share rises to about $5,290. Movers between those two parts of the state are often surprised in both directions.
The highest-value counties carry the biggest dollar bills. Monroe tops the table, with deed stamps of about $6,740 and an owner’s premium near $4,889 on a typical $962,885 home. At the other end, the typical Calhoun County sale pays about $1,168 in deed stamps and $909 for the owner’s policy.
For a statewide reference point, Florida Realtors reported a September 2026 median sale price of $415,000 for single-family homes and $293,500 for condos and townhomes (released October 16, 2026). At the single-family median, deed stamps are $2,905 and the owner’s premium is $2,150. At the condo median they are $2,054.50 and $1,542.50, before the Miami-Dade surtax where it applies.
Five legitimate ways to lower the bill
Ask about the reissue rate
If the seller bought, or was title-insured, less than 3 years before your closing, rule 69O-186.003 allows the reissue rate on the new owner’s policy up to the amount of the old one: $3.30 per $1,000 up to $100,000 and $3.00 per $1,000 from there to $1 million. On a $400,000 sale where the seller’s prior policy was $380,000, the premium falls from $2,075 to about $1,270, a saving of roughly $805. The title agent needs a copy of the prior policy, so the seller should look for it early. With the many Florida homes bought in 2024 and 2025 now coming back to market, this applies more often than people expect.
Negotiate the split, not the rate
The tax rates and the premium are fixed, but who pays them is negotiable. Buyers in seller-pays counties can ask for a closing cost credit; sellers in buyer-pays counties can offer to cover the owner’s policy to make an offer more attractive. Credits must fit within the loan program’s limits on seller contributions.
Compare the title agent’s other fees
The premium is the same everywhere, but search, settlement and endorsement charges are set by each company. Whoever has the right to choose the agent under the contract can ask for a written fee sheet before choosing.
Borrow less, or pay cash
Note stamps and intangible tax together cost 0.55% of the loan amount, so every $10,000 of extra down payment saves about $55 at closing. A cash purchase removes them entirely, along with the lender’s policy.
On a refinance, ask your current lender about a renewal
A refinance with a new lender is taxed as a brand-new loan. When the same lender renews the existing note instead, Florida generally taxes only the new money above the unpaid balance, provided the documents meet the renewal requirements in section 201.09. On a $300,000 refinance of a $270,000 balance, that is the difference between about $1,650 and about $165 in state taxes. Whether a loan qualifies is the lender’s and closing agent’s call, so ask before you choose. The lender’s title policy on most refinances qualifies for the reissue rate up to the amount of your existing owner’s policy.
Where these charges sit in the bigger picture
For buyers, state charges are only part of cash to close. Lender fees, the appraisal, prepaid insurance and the property tax escrow cushion often add as much again; the Florida buyer closing costs calculator builds the whole number by county, and our guide to buying a house in Florida walks through the timeline. For sellers, deed stamps and the owner’s policy sit alongside the mortgage payoff, prorated property taxes and any agreed credits; the seller net proceeds calculator lays those out, and our post on the tax side of selling a Florida house covers what happens after closing. The county property tax guides show the millage behind the tax proration on either side.
Your next step
Run your own price, loan and county through the doc stamp and title insurance calculator, then ask your closing agent for a fee sheet that separates the promulgated premium from everything else. If you are buying or selling in Northeast Florida, a Momentum Realty agent can walk you through an estimated settlement statement before you sign a contract, so the closing-cost paragraph is a decision, not a surprise.
Frequently asked questions
How much are doc stamps on a house in Florida?
On the deed, 70 cents per $100 of the sale price, rounded up to the next $100, which is $2,800 on a $400,000 home. On a mortgage note, 35 cents per $100 borrowed, or $1,120 on a $320,000 loan, plus the 0.2% intangible tax of $640. Miami-Dade deeds pay 60 cents per $100, plus a 45-cent surtax on property other than a single-family residence.
Does the buyer or seller pay doc stamps in Florida?
By custom the seller pays the documentary stamp tax on the deed, and the buyer pays the doc stamps on the mortgage note and the intangible tax because they are taxes on the buyer’s loan. The purchase contract can assign them differently.
Who pays for title insurance in Florida?
The seller customarily pays for the owner’s title policy and chooses the title agent in most Florida counties, including all of Northeast Florida. In Miami-Dade, Broward, Sarasota and Collier the buyer customarily pays. The borrower pays for the lender’s policy everywhere, which costs $25 when issued with the owner’s policy.
How much does title insurance cost in Florida?
The premium is set by the state in rule 69O-186.003: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, with a $100 minimum. An owner’s policy on a $400,000 home costs $2,075. Search, settlement and endorsement fees are charged separately and vary by company.
Can I lower Florida title insurance with the reissue rate?
Often. If the seller’s owner’s policy is less than 3 years old, the reissue rate of $3.30 per $1,000 up to $100,000 and $3.00 per $1,000 above that applies up to the prior policy amount. On a $400,000 sale with a $380,000 prior policy, that saves about $805. The title agent needs a copy of the prior policy.
Do you pay doc stamps on a refinance in Florida?
Yes. A refinance with a new lender pays note stamps and intangible tax on the full new loan. If the same lender renews the existing note, Florida generally taxes only the new money above the unpaid balance, when the documents meet the renewal rules in section 201.09. Confirm with your lender before counting on the lower figure.
Sources: Florida Statutes sections 201.02 (deed documentary stamp tax), 201.031 (Miami-Dade discretionary surtax), 201.08 (documentary stamp tax on notes), 201.09 (renewals) and 199.133 (nonrecurring intangible tax), 2026 statutes, read November 6, 2026; Florida Administrative Code rule 69O-186.003, Title Insurance Rates (via Cornell Legal Information Institute, read November 6, 2026); Peter Larsen, “Saving money when refinancing,” Jacksonville Daily Record, August 12, 2003 (renewal requirements; rates rechecked against current statutes); Florida Realtors, September and third-quarter 2026 housing market release, October 16, 2026; Zillow Home Value Index, September 2026, via Momentum Realty county cost data built November 6, 2026.
Momentum Realty is a licensed Florida real estate brokerage. Real estate commissions are always negotiable and are not set by law. Tax and premium figures are illustrative estimates from statutory rates and typical county home values, not a quote, a settlement statement or tax or legal advice; your contract, loan estimate and closing disclosure control. Equal Housing Opportunity.