Florida seller net sheet calculator
Estimate what a Florida seller walks away with. Doc stamps, the owner's title policy and the tax proration fill in from the price, county and closing date.
Seller net sheet
Nothing you type here is sent anywhere.
| Sale price | $500,000 |
|---|---|
| Loan payoff | $250,000 |
| Commission | $30,000 |
| Florida doc stamps | $3,500 |
| Owner's title policy | $2,575 |
| Property taxes, Jan 1 to closing (estimate) | $5,663 |
| Repairs, credits and other costs | $0 |
| Seller net proceeds (estimate) | $208,262 |
Estimates for illustration. Your title company sets the final figures.
Have this on your phone at the listing appointment
The same calculator is in My Virtual Boss, next to today's schedule, your follow-ups and owner lookup. See it in the app
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How the Florida net sheet is calculated
The net is the sale price minus everything that comes out of it at closing. Here is each line, in the order it shows above.
- Sale price
The expected or agreed price. The commission, doc stamps and title policy all start from it.
- Loan payoff
What the seller still owes on the mortgage and any equity line. A statement balance leaves out interest to the payoff date, so use the payoff letter when you have it.
- Commission
The total commission in the listing agreement, as a percentage of the price. Commissions are negotiable and set by agreement.
Sale price × commission %
- Florida doc stamps
Documentary stamp tax on the deed: 70 cents per $100 of the price, with any part of $100 counted as a full $100. In Miami-Dade it's 60 cents for a single-family home or condo, and $1.05 for other property (60 cents plus a 45-cent surtax).
Price ÷ 100, rounded up, × $0.70
- Owner's title policy
Florida sets title premiums by rule. A new owner's policy is $5.75 per $1,000 up to $100,000, then $5.00 per $1,000 up to $1 million, and $2.50 per $1,000 from $1 million to $5 million. Who pays depends on the county and the contract, so set "Owner's title policy paid by" to match.
$575 for the first $100,000, plus $5 per $1,000 after
- Property taxes, Jan 1 to closing
Florida tax bills come out in November and cover the calendar year. A seller who closes before paying this year's bill usually credits the buyer for the days they owned the home. The calculator counts January 1 through the closing date.
Annual taxes × days owned ÷ days in the year
- Repairs, credits and other costs
Anything else the seller agreed to pay: a repair credit, help with the buyer's closing costs, a home warranty, HOA estoppel fees, the title company's settlement fee. Enter the total.
- Seller net proceeds
What's left after every line above. It's an estimate for the conversation. The title company's settlement statement is the final word.
Worked example: $500,000 in Broward
A single-family home. $250,000 payoff, 6% total commission, $6,500 in annual taxes, closing on November 14, 2026, and the seller pays the owner's policy.
- Sale price
- $500,000
- Loan payoff
- −$250,000
- Commission, 6%
- −$30,000
- Florida doc stamps, 5,000 × $0.70
- −$3,500
- Owner's title policy
- −$2,575
- Property taxes, 318 of 365 days
- −$5,663
- Repairs, credits and other costs
- $0
- Seller net proceeds (estimate)
- $208,262
If the buyer pays the owner's policy, as is the custom in Broward and Miami-Dade, the estimate is $210,837. The same home in Miami-Dade pays $3,000 in doc stamps.
What this estimate leaves out
The fixed Florida lines are here. The title company's own fees and anything specific to the property are not. Add them to repairs, credits and other costs once you have them.
- Settlement or closing fee, lien search and recording fees
- HOA or condo estoppel and any unpaid dues
- A reissue credit on the title premium, if the seller has a prior owner's policy
- Liens, judgments or a second mortgage
- The one-day difference if the contract prorates taxes through the day before closing
Sources: Florida Department of Revenue, documentary stamp tax; sections 201.02 and 201.031, Florida Statutes; Florida Administrative Code rule 69O-186.003 (title premiums); Florida Realtors and Florida Bar As Is Residential Contract, paragraph 9 and Standard K. Checked October 2026.
Florida closing costs for the seller
The standard Florida Realtors and Florida Bar contract says who pays what in paragraph 9. Custom is the starting point. The contract decides every line, and every line can be negotiated.
Outside the payoff and commission, a Florida seller's two biggest fixed lines are usually the doc stamps and, in most counties, the owner's title policy.
- Doc stamps and surtax on the deed
- Who usually pays: Seller
- Owner's title policy
- Who usually pays: Seller in most counties; buyer by custom in Miami-Dade and Broward
- HOA or condo estoppel fees
- Who usually pays: Seller
- Fees to clear title
- Who usually pays: Seller
- Doc stamps on the note and mortgage, intangible tax
- Who usually pays: Buyer, if there's a loan
- Lender's title policy, survey, inspections
- Who usually pays: Buyer
- Property taxes for the year
- Who usually pays: Split, prorated to closing
- Commissions
- Who usually pays: Per the listing and buyer agreements
- $250,000
- Most counties: $1,750
- Miami-Dade home or condo: $1,500
- $400,000
- Most counties: $2,800
- Miami-Dade home or condo: $2,400
- $500,000
- Most counties: $3,500
- Miami-Dade home or condo: $3,000
- $650,000
- Most counties: $4,550
- Miami-Dade home or condo: $3,900
- $1,000,000
- Most counties: $7,000
- Miami-Dade home or condo: $6,000
Customs change by county. Title agencies also report Sarasota and Collier as buyer-pays counties for the owner's policy. Confirm with a local title company before you quote a seller.
The net sheet in the app
Seller Net Sheet is on the Tools tab. Search the property's full address, enter the sale price, loan amount and commission, and tap Calculate Net Proceeds.
The app works out the state from the ZIP and fills in location-based costs. For Florida users, the property tax comes from the selected property's tax record.
- Repairs/Concessions, Home Warranty and other seller expenses as their own fields
- Results show Gross Sale Price, Total Deductions, Net Proceeds and a Cost Breakdown
- Send it with Email Report or Share Summary
on the Tools tab. Seller Net Sheet is one of them.
When agents run a net sheet
At the listing appointment
Run it at the list price and at two prices below. The seller sees what each price means to them before they sign.
When an offer comes in
The buyer asks for a $5,000 repair credit. Add it to other costs and show the new net before the seller counters.
On the phone with a past client
They ask what they'd walk away with if they sold this spring. Give them a number, then print the sheet for your notes.
Run the numbers here. Run your day in the app
- Today's schedule, already plannedOpen the app and today's schedule is waiting, from 8:00 AM to 7:00 PM. It says what to work on and when. Add your own tasks alongside it.
- Follow-ups in your MVB CRMSet a date and time for each follow-up. When it's due, the app asks “Did you follow up?” with a push reminder. Call, text or email in one tap.
- Open-house sign-ins, with the Starter KitWith the Digital Lead Capture Kit, visitors tap the registration card to submit their details on their own phones. Review submissions and manage your follow-up in the app.
- Owner lookup, price shown in the appOwner phone numbers and email for a property, charged only when the owner is found.
- Robert's trainingRobert Ernst, a Florida broker and real estate instructor, on video for each part of the day. Part of Premium.
Free to start. Premium in the app: $24.99/month.
3 follow-ups and 6 high-priority tasks today
Questions agents ask
What is a seller net sheet?
A one-page estimate of what a seller keeps after the sale. It starts with the price and subtracts the payoff, commission, taxes, title costs and credits. Agents use it at listing appointments and when an offer comes in.
How much are seller closing costs in Florida?
It depends on the price, payoff, commission and county. The fixed lines are easy to figure. On a $400,000 sale outside Miami-Dade, doc stamps are $2,800, and the owner's title policy premium is $2,075 if the seller pays it. Use the calculator for the rest.
Who pays doc stamps in Florida?
Under the standard Florida Realtors and Florida Bar contract, the seller pays the doc stamps on the deed. The buyer pays the doc stamps on the note and mortgage. The parties can agree to something else in the contract.
Who pays for the owner's title policy in Florida?
In most counties, the seller typically pays and picks the title company. In Miami-Dade and Broward, the buyer typically pays. The contract has a box for each choice, so check it before you run the numbers.
Can I print the net sheet?
Yes. Press Print under the results. Only the calculator prints, without the rest of the page, so you can hand it across the table.
Is the net sheet exact?
No. It's an estimate for planning. The title company's settlement statement sets the final figures, including fees this sheet doesn't list.
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