Key takeaways
- Florida documentary stamp tax on deeds is 70 cents per $100 of consideration (s. 201.02). Miami-Dade uses a different rate.
- On financed purchases, notes carry 35 cents per $100 in doc stamps and mortgages carry a 2-mill (0.2%) intangible tax.
- Florida property taxes are paid in arrears, with discounts for paying early, which affects prorations at closing.
- Who pays what follows the contract and local custom. Everything is negotiable.
Florida transfer taxes
| Tax | Rate | Applies to | Customarily paid by |
|---|---|---|---|
| Documentary stamp tax on deeds | $0.70 per $100 of consideration | The deed transferring the property | Often the seller; set by contract |
| Documentary stamp tax on notes | $0.35 per $100 | Promissory notes and obligations to pay money | Borrower |
| Nonrecurring intangible tax | 2 mills (0.2%) | Obligations secured by a mortgage on Florida real property | Borrower |
Miami-Dade County has a different deed rate structure. Elsewhere in Florida, including Pasco, Hernando, Hillsborough, Pinellas, and Polk, the 70-cent rate applies.
Worked example
A $1,000,000 sale, with the buyer financing $750,000:
| Item | Calculation | Amount |
|---|---|---|
| Deed doc stamps | $1,000,000 ÷ $100 × $0.70 | $7,000 |
| Note doc stamps | $750,000 ÷ $100 × $0.35 | $2,625 |
| Intangible tax | $750,000 × 0.002 | $1,500 |
Illustrative example. Hypothetical numbers chosen to show the math. Your numbers will differ.
Title insurance and other costs
- Title insurance. Florida title insurance premiums are set by state rule (promulgated rates). Who pays for the owner's policy varies by county custom and the contract.
- Survey. Commercial buyers and lenders usually want an ALTA/NSPS survey.
- Environmental. A Phase I Environmental Site Assessment is standard for commercial loans.
- Lender costs. Appraisal, loan fees, and lender's title policy.
- Recording fees for the deed and mortgage.
- Brokerage commissions as agreed in writing.
Property tax prorations
Florida property taxes are billed in November and paid in arrears for the calendar year. Discounts apply for early payment: 4% in November, 3% in December, 2% in January, and 1% in February (s. 197.162). At closing, taxes for the year are usually prorated between buyer and seller based on an estimate or the prior year's bill. Commercial contracts often address whether the proration uses the maximum discount.
Also remember the buyer's tax bill may rise after the sale. Florida's 10% cap on assessment increases for non-homestead property resets at a change of ownership (s. 193.1555).
Common questions
How much are doc stamps on a commercial property in Florida?
Outside Miami-Dade, documentary stamp tax on a deed is 70 cents per $100 of consideration. On a $1,000,000 sale, that's $7,000.
Who pays doc stamps in Florida?
The contract decides. Sellers commonly pay deed doc stamps, and borrowers pay doc stamps on notes and the intangible tax on mortgages.
What is Florida's intangible tax?
A one-time tax of 2 mills (0.2%) on obligations secured by a mortgage on Florida real property, under s. 199.133, Florida Statutes.
Sources
- Section 201.02, Florida Statutes (documentary stamp tax on deeds)
- Section 201.08, Florida Statutes (documentary stamp tax on notes and obligations)
- Section 199.133, Florida Statutes (nonrecurring intangible tax)
- Section 197.162, Florida Statutes (discounts for early payment of property taxes)
- Section 193.1555, Florida Statutes (assessment of non-homestead property)
- Florida Department of Revenue, Documentary stamp tax
Sources retrieved October 2, 2026.
General information, not legal, tax, accounting, or investment advice. Rates and customs change. Confirm costs with your title agent, attorney, and lender. Examples marked illustrative use hypothetical numbers.