Florida Seller Net Sheet Explained: Every Line Item, With a Worked Example

The seller net sheet is often the first document a title company touches in a transaction, sometimes weeks before a contract exists. Agents use it at listing appointments, sellers use it to decide whether to accept an offer, and a clean, accurate net sheet is one of the easiest ways for a title agency to earn an agent's trust.

Florida has a few rules that make net sheets different from most states. Here is every major line item and how to calculate it.

The formula

Net proceeds = sale price minus payoffs minus commissions minus seller closing costs minus prorations owed to the buyer

Simple in principle. The accuracy lives in the details.

1. Mortgage payoff and other liens

Use a payoff estimate good through the expected closing date, not the balance on a monthly statement. Payoffs include daily interest, and some include fees. Also check for:

• Home equity lines of credit, which must be paid and closed
• Solar or PACE financing recorded against the property
• Code enforcement liens and open permits, which a municipal lien search will surface
• Unpaid HOA or condo assessments

2. Real estate commissions

Commissions are negotiable and, since the 2024 NAR settlement changes, buyer broker compensation is negotiated separately from the listing agreement. On a net sheet, show the listing commission and any buyer broker compensation or concessions the seller has agreed to pay as separate lines, so the seller sees exactly what each decision costs.

3. Documentary stamp tax on the deed

Florida's documentary stamp tax on deeds is 70 cents per $100 of consideration, rounded up to the next $100. On a $450,000 sale, that is $3,150.

Miami-Dade County is the exception. Single-family residences pay 60 cents per $100. Other property types in Miami-Dade pay 60 cents plus a 45 cent surtax. By custom and under the standard Florida Realtors and Florida Bar AS IS contract, the seller pays deed stamps.

4. Owner's title insurance

Florida promulgates title insurance premiums, so the base premium is the same no matter which agent or underwriter issues the policy. The current per-$1,000 rates for an original owner's policy are:

The minimum premium is $100. On a $450,000 policy, the premium is $575 for the first $100,000 plus $1,750 for the next $350,000, or $2,325.

Check for the reissue rate

If the seller bought the property with an owner's policy that took effect less than three years ago, the new policy may qualify for reissue rates, up to the prior policy amount: $3.30 per $1,000 up to $100,000 and $3.00 per $1,000 from $100,000 to $1 million. On the same $450,000 sale, that drops the premium to $1,380, a saving of almost $950. Ask for the prior policy early.

Who pays?

Florida custom varies by county. The seller pays the owner's policy in most counties. About 22 counties are customarily buyer-pay, including Miami-Dade, Broward, Sarasota, Collier, Martin and much of the Panhandle and North Florida. In Monroe County, practice differs between the Upper, Middle and Lower Keys. The contract controls, and the parties can agree to either approach, so confirm the box checked in paragraph 9 before you finalize the net sheet.

5. Settlement and search fees

Unlike premiums, these vary by company. Common seller-side items include:

• Title search or update and the seller's share of the settlement fee, if the contract assigns it
• Municipal lien search
• HOA or condo estoppel certificate
• Recording fees for satisfactions or corrective documents

6. Property tax proration

Florida property taxes are paid in arrears. A seller closing in June has not yet paid the current year's taxes, so the seller credits the buyer for the days from January 1 through the day before closing. Use the prior year's tax bill with the maximum discount as the default basis, unless the contract says otherwise.

Watch for the homestead trap: if the seller has a homestead exemption and the buyer will not, the buyer's future tax bill can be much higher. That does not change the seller's proration, but it matters to the buyer.

A worked example

Here is an illustrative Orange County sale closing June 30, 2026, where the seller pays the owner's policy. Fees are examples.

Small inputs move the result. If the seller qualifies for the reissue rate, net proceeds rise by about $945. If the buyer requests a $10,000 closing cost credit, they fall by the same amount.

Make net sheets your lead engine

Agents run net sheets constantly. When they do it on your branded tool, your company is in the room at every listing appointment. A seller net sheet calculator with Florida rates built in, plus co-branded versions agents can share, turns a routine request into a lasting relationship. Sellers deciding between offers can also use a multiple offers comparison to see the true net of each.