Sell It Yourself or List It? Run the Florida Net
A for-sale-by-owner (FSBO) sale skips the listing-side fee, but it does not skip Florida’s deed stamps, title, closing costs or, in many sales, the buyer’s agent. Enter your numbers and see both nets side by side, plus the break-even: how much lower or slower a FSBO sale can go before listing would have netted you more.
Your sale
Brokerage fees (always negotiable)
What selling by owner costs you
Costs you pay either way
Side by side
| Line item | List with an agent | Sell by owner |
|---|
Estimates for planning only, not a guarantee or a net sheet. Florida deed stamps are $0.70 per $100 of price ($0.60 for single-family homes in Miami-Dade, where other property types add a surtax). The owner’s title figure uses the Florida promulgated rate schedule (about $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 to $1 million) and excludes endorsements and search fees. Your title company’s net sheet is the binding number.
How to read the result
The calculator runs the same sale twice. In the listed column, you pay the listing-side fee you negotiate plus any buyer’s-agent compensation you agree to. In the by-owner column, the listing-side fee drops to zero, but you add what a FSBO seller pays for directly: a flat-fee MLS entry if you want the home on the MLS, legal or transaction help for the contract, and marketing. Florida’s deed documentary stamp tax, the owner’s title policy where the seller customarily pays it, settlement and recording fees, and any credit to the buyer appear in both columns because they do not depend on who markets the home.
The two numbers that decide most FSBO choices are the price and the time. The break-even line answers both. It tells you how far below the listed price your by-owner sale could close before the fee you saved is gone, and how many extra weeks on the market your carrying cost can absorb. If the break-even is small, the FSBO savings depend on getting the price exactly right on your own. If it is large, selling by owner has more room for error.
What this calculator does not decide for you
It does not know what your home will sell for. It never estimates a value; the sale price is your input. It also does not price risk you cannot see in a spreadsheet: a missed disclosure, a contract deadline, an appraisal gap or a buyer who cancels during the inspection period. Our guide to selling your own house in Florida walks through the steps and the required disclosures, and the Florida time-to-sell data shows how long sales are taking by county right now.
Common questions
Can I sell my own house in Florida without a Realtor?
Yes. Florida does not require a seller to hire a real estate licensee. A by-owner seller still needs a written contract, the disclosures Florida law requires, and a title company or real estate attorney to handle the escrow deposit, title search and closing.
Do I still pay a buyer’s agent if I sell by owner?
Only if you agree to. Many buyers shop with an agent, and their written buyer agreement may ask the seller to pay that agent. You can offer compensation, negotiate it as a contract term or decline it. Every commission is negotiable. The calculator lets you test the sale both ways.
What costs does a Florida seller pay even without an agent?
The documentary stamp tax on the deed ($0.70 per $100 of price, $0.60 for single-family homes in Miami-Dade), the owner’s title policy in counties where the seller customarily pays it, settlement and recording fees, HOA or condo estoppel fees, prorated property taxes and any mortgage payoff.
How is the break-even price calculated?
The calculator lowers the by-owner sale price step by step, recomputing the deed stamps and title policy at each price, until your by-owner net equals your listed net. That percentage is how much lower a FSBO sale can close before listing would have netted more, with your other inputs held the same.
Is this the same as a seller net sheet?
No. It is a planning comparison. A net sheet from a title company uses your exact payoff, closing date, prorations and contract terms. For a single-scenario estimate by county, use our Florida seller net sheet calculator.
Next steps: compare a quick sale in the cash offer vs. listing comparison, check the tax side with the home sale capital gains calculator, or browse every Momentum calculator.
Estimates only, updated November 3, 2026. This tool is not a guarantee, an appraisal, a comparative market analysis, or legal, tax or financial advice, and it does not estimate the value of any property. Florida deed stamp rates follow F.S. 201.02; the owner’s title premium follows the Florida promulgated rate schedule; who pays the owner’s policy is set by county custom and the contract. Flat-fee MLS, attorney and marketing costs are placeholders to replace with real quotes. Real estate commissions are always negotiable. Momentum Realty is a licensed Florida brokerage, not a title company, lender, tax advisor or law firm. Equal Housing Opportunity.