What a seller net sheet shows in Southwest Florida
A seller net sheet estimates what you keep after selling a home in Lee or Collier County, once the costs of the sale come out of your price. Here is what goes into each line, and why the local details change the total.
Title insurance follows a rate the state sets
Florida sets the promulgated title insurance rate, so the base premium is consistent across licensed title companies. In Lee County the seller customarily pays for the owner’s policy and picks the title company; in Collier County the buyer customarily does. Your contract controls it, and a reissue credit or other title fees can change your total.
Documentary stamp tax on the deed
Florida charges a documentary stamp tax on the deed of $0.70 per $100 of the sale price, about $7 for every $1,000. In Lee and Collier County the seller customarily pays it. The rate is set by statute, so the amount is not negotiable, though who pays can be.
Commission is negotiable on both sides
Your listing-side commission is whatever you agreed to in your listing agreement. Any compensation to the buyer’s agent is a separate, negotiable decision rather than an automatic cost, and there is no standard rate.
Property taxes are prorated in arrears
Florida bills property taxes after the year they cover, so at closing you credit the buyer for the days you owned the home during the current tax year. That credit comes out of your proceeds.
HOA estoppel fees and special assessments
If your home is in an association, it charges an estoppel fee to prepare the certificate that confirms what you owe, an amount capped by Florida law. Southwest Florida condos may also carry a pending special assessment that is often settled at closing, depending on the contract.
Your mortgage payoff, not just the balance
Use the lender’s written payoff statement, which includes interest through the closing date. The payoff usually runs a little higher than the balance on your last statement, so the net sheet uses the payoff figure.
Add your numbers to the calculator above to see your estimated net proceeds, then compare a few prices side by side. When you are ready to plan the sale, see how we sell homes in Southwest Florida, prepare with the Home Staging Guide, and check the latest market reports for your area.
Seller net sheet and closing cost FAQs
How much are seller closing costs in Southwest Florida?
Apart from commission, seller closing costs are usually a few percent of the sale price, though the total varies with your county, contract, taxes, and any association. They include title insurance, documentary stamp tax, prorated property taxes, recording and settlement fees, and estoppel. The calculator above totals them for your price.
Who pays for title insurance in Lee County versus Collier County?
In Lee County the seller customarily pays for the owner’s title policy and chooses the title company. In Collier County the buyer customarily does. Both are negotiable in the contract.
What is documentary stamp tax when I sell a home in Florida?
It is a state tax on the deed of $0.70 per $100 of the sale price (rounded up to the next $100), about $7 per $1,000. In Lee and Collier County the seller customarily pays it, and the rate is set by Florida statute.
Do I still pay the buyer’s agent commission?
Not automatically. Any compensation to the buyer’s agent is a separate, negotiable decision, and there is no standard rate. Your listing-side commission is set in your listing agreement.
How are property taxes handled at closing in Florida?
Florida bills property taxes in arrears, so at closing you credit the buyer for the days you owned the home during the current tax year.
What is an HOA or condo estoppel fee?
It is the fee an association charges to prepare the estoppel certificate that confirms what you owe at closing, an amount Florida law caps. Condos may also carry a pending special assessment that may be settled at closing, depending on the contract.
How accurate is this seller net sheet?
It uses Florida’s set title and tax rates and typical local costs, so it is a planning estimate. It counts anything left blank as $0, and your closing agent’s final figures can differ, so confirm with your title company before you rely on the number.
Does selling my home trigger capital gains tax?
This tool does not calculate capital gains. Many sellers of a primary home qualify for the federal exclusion, but the rules depend on your situation, so talk with your tax advisor.
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