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Learning CenterClosing costs in Florida: what to expect and who pays
Closing costs in Florida typically include lender fees, appraisal, title and escrow, recording and any local taxes, plus prepaid insurance and taxes—often about 2–5% of the loan amount. Who pays what depends on local custom and your contract, and seller credits, lender credits, or assistance can cover a large share.
Last updated 2026-11-11 · Reviewed by Lina Geffrard, NMLS #2611343 · Licensed in FL, MI, NC
How much are closing costs in Florida?
Nationally, buyers' closing costs often land around 2–5% of the loan amount, before credits. In Florida:
Florida closing costs
Florida charges a documentary stamp tax on documents that transfer Florida real property: 70 cents per $100, or portion thereof, of the consideration in every county except Miami-Dade, where a different rate and surtax apply. A promissory note and a recorded mortgage are also subject to documentary stamp tax at 35 cents per $100, or portion thereof, and Florida charges a nonrecurring intangible tax of 2 mills (0.002) on an obligation secured by a mortgage on Florida real property. Closings are typically handled by a title company, sometimes with an attorney. By custom the seller often pays the documentary stamp tax on the deed and the owner's title insurance policy, and the buyer pays the documentary stamp tax on the note and mortgage, the intangible tax, the lender's title policy, and loan-related costs, though all of it is negotiable in the contract.
Your Loan Estimate itemizes every cost within three business days of applying, and your Closing Disclosure confirms final numbers at least three business days before signing.
What do closing costs include?
| Category | Examples |
|---|---|
| Lender charges | Origination, underwriting, processing, optional discount points |
| Third-party services | Appraisal, credit report, flood certification, survey (if required) |
| Title and escrow | Lender's and owner's title insurance, title search, settlement or escrow fee |
| Government | Recording fees and any state or local transfer taxes |
| Prepaids and escrow deposits | Homeowners insurance, property tax reserves, interest to month-end |
| Other | HOA transfer or document fees, home warranty, inspection (often paid before closing) |
Illustrative: $300,000 purchase, $289,500 loan
At 2–5% of the loan amount, closing costs might run roughly $5,800–$14,500 before seller or lender credits. Illustrative only, not a commitment to lend.
Who typically pays which closing costs?
Customs vary by state and even by county, and almost everything is negotiable in the purchase contract. Commonly:
Buyer often pays
Lender fees, appraisal, lender's title policy, recording of the new mortgage, prepaids and escrow deposits, and a share of the escrow fee.
Seller often pays
Real estate commissions as negotiated, payoff of their loan, and in many areas the owner's title policy, transfer taxes, and a share of escrow.
Your agent knows local custom in Leon County; your loan officer confirms what the loan allows.
What do title and escrow companies do?
The title company searches public records to confirm the seller can transfer clean ownership and issues title insurance that protects against hidden claims. The escrow or settlement agent holds funds, collects signatures, pays off the old loan, distributes money, and records documents. In some states an attorney handles part of this. Fees vary, so ask for estimates early.
How do seller credits and lender credits work?
Seller credits
The seller agrees in the contract to pay part of your closing costs and prepaids. Each loan program caps the amount (usually a percentage of the price), and credits can't exceed your actual costs or typically go toward the down payment.
Lender credits
You accept a slightly higher interest rate, and the lender credits money toward your closing costs. Good if you need cash now or may not keep the loan long; costs more over time if you do.
Down payment assistance programs can also cover some closing costs—see the Florida guide and first-time buyer programs.
What else should Florida buyers know?
Is there down payment assistance in Florida?
Yes. Florida Housing Finance Corporation offers statewide help that must be paired with a Florida Housing first mortgage. Florida Assist provides up to $10,000 as a zero-interest, deferred second mortgage with no monthly payment. The Florida Hometown Heroes Housing Program can provide up to 5% of the first mortgage (minimum $10,000 and maximum $35,000) for eligible workforce, military, and veteran buyers. Florida Housing also offers a $12,500 Florida Homeownership Loan Program second mortgage that does have a monthly payment, and a 3%, 4%, or 5% forgivable second mortgage when used with certain conventional Florida Housing first mortgages. In the Tallahassee area, Leon County and the City of Tallahassee also run local down payment assistance programs, administered through the Tallahassee Lenders' Consortium, with terms and funding that change, so ask which options are open for the property you want.
Does Florida have a real estate transfer tax?
Florida charges a documentary stamp tax on deeds and other documents that transfer an interest in Florida real property. In Leon County, and in every Florida county except Miami-Dade, the rate is 70 cents per $100, or portion thereof, of the consideration. Promissory notes and recorded mortgages are taxed at 35 cents per $100, and Florida also charges a nonrecurring intangible tax of 2 mills on an obligation secured by a Florida mortgage. By custom the seller often pays the tax on the deed and the buyer pays the taxes tied to the loan, but the purchase contract can allocate these costs differently.
What is the FHA loan limit in Leon County for 2026?
For 2026, the FHA limit in Leon County is $541,287 for a single-family home, and higher for two- to four-unit properties ($693,050, $837,700, and $1,041,125). That is the national FHA floor. The conforming limit for conventional loans is $832,750 for a one-unit home in Leon County, the same baseline that applies in most of Florida. If you need to borrow more than that on a conventional loan, it's a jumbo loan, which usually has stricter credit and down payment rules.
Ready to see your numbers? Learn how buying works or estimate costs with the affordability calculator.
How can I lower my closing costs?
- Compare Loan Estimates from two or three lenders on the same day, focusing on lender charges in Section A.
- Negotiate seller credits in your offer, within program limits.
- Ask about assistance—some local programs cover closing costs, not just down payment.
- Shop services you're allowed to shop (listed in Section C of the Loan Estimate), like some title services.
- Pick your closing date thoughtfully; it changes prepaid interest timing.
- Consider a lender credit if you'd rather keep cash than get the lowest rate.
Lina can walk through your Loan Estimate line by line so you know which numbers are fixed and which can move.
Frequently asked questions
How much are closing costs in Florida?
Often about 2–5% of the loan amount nationally, before credits. Local taxes and title customs change the number; your Loan Estimate shows exact figures.
Who pays closing costs, buyer or seller?
Both typically pay some. Who pays what depends on local custom and the purchase contract, and much of it is negotiable.
Can closing costs be rolled into my mortgage on a purchase?
Generally not on a purchase, but seller credits, lender credits, and assistance programs can cover them.
What is the difference between a seller credit and a lender credit?
A seller credit comes from the seller and is negotiated in the contract. A lender credit comes from a slightly higher rate.
When will I know my final closing costs?
Your Closing Disclosure arrives at least three business days before closing with the final figures.
What is cash to close?
The total you bring to closing: down payment plus closing costs and prepaids, minus earnest money already paid and any seller credits, lender credits, or assistance. It is shown on your Loan Estimate and Closing Disclosure.
Educational answers only—not a loan offer or commitment to lend. Examples are illustrative only, not a commitment to lend.
See your exact closing costs
We will itemize your costs and show how credits and assistance lower cash to close. Call Lina at (561) 938-6165.