Florida Seller Net Sheet Calculator

How this calculator works

A Florida seller net sheet is the single artifact a listing agent hands a seller at listing time to set the expectation for what they will actually walk away with at closing. It is the most important document in the listing presentation — not the comparative market analysis, not the marketing plan, the net sheet. A seller who knows their realistic net before they sign the listing agreement is a seller who negotiates from numbers; a seller who discovers the math at the closing table is a seller with regret.

This calculator builds the seller-side closing disclosure ahead of time. It takes the sale price (or list price), the seller's outstanding mortgage payoff, the property's annual tax bill, monthly HOA dues, the commission percentage, and a closing date — and returns the walk-away wire. Every line item is anchored to a Florida statute or to the Florida Realtors / Florida Bar standard residential contract (the FR/Bar form), the binding instrument on essentially every Florida residential resale.

The math, line by line:

1. Sale price — the gross consideration, top of the net sheet.
2. Mortgage payoff — the lender's payoff figure, not the current statement balance.
3. Real-estate commission — typically 5–6% of sale price, paid out of the seller's proceeds. F.S. § 475.42 governs licensee compensation.
4. Florida deed documentary stamps — $0.70 per $100 of sale price statewide ($0.60 in Miami-Dade). F.S. § 201.02 / § 201.031.
5. Owner's title insurance premium — the OIR-promulgated five-tier premium on the sale price face, customarily seller-paid outside Miami-Dade, Broward, Sarasota, and Collier counties. F.S. § 627.7825.
6. Prorated property taxes — the seller's year-to-date share of the annual ad valorem bill through closing day. F.S. § 197.0734 and the FR/Bar contract.
7. Prorated HOA / condo dues — the seller's year-to-date share of annual association dues through closing.
8. Other closing fees — the seller's portion of deed preparation, recording, courier, and similar closing-agent fees. Florida typical $300–$500.
9. Seller's contribution to buyer's closing — negotiated closing-cost credit, where applicable. Default $0.
10. Seller credits — closing credits FROM buyer TO seller. Rare. Default $0.

The arithmetic is straightforward subtraction. The skill is knowing which line items hit, at what rate, and by what convention. That is what the calculator surfaces.

Who pays what — the Florida convention

Florida real-estate closings have a customary cost allocation that the FR/Bar contract reflects in Paragraph 9 ("Closing Costs, Fees, and Charges"). The seller customarily pays:

• Deed documentary stamps (F.S. § 201.02)
• Owner's title insurance premium, except in Miami-Dade, Broward, Sarasota, and Collier counties — where the buyer customarily pays
• Real-estate commission, in full, funding both listing- and buyer-side splits
• Year-to-date prorated property taxes, HOA dues, and any other periodic charges through closing
• Estoppel-certificate-preparation fee for HOA / condo communities
• Seller's share of closing-agent fees (deed preparation, recording the deed)

The buyer customarily pays:

• Mortgage documentary stamps and the non-recurring intangible tax on any new financing
• Lender's title insurance premium
• Owner's title insurance premium in Miami-Dade, Broward, Sarasota, and Collier counties
• Survey, appraisal, inspection, and any lender-required reports
• Recording fees for the mortgage
• Buyer's portion of closing-agent fees

The four-county buyer-pays-owner-policy convention is the single most-common point of confusion for sellers and listing agents on cross-county transactions. A seller selling a Tampa condo (Hillsborough, seller-pays) thinking the same rule applies to their Fort Lauderdale condo (Broward, buyer-pays) is mis-budgeting by a $2,500–$5,000 line item.

The proration math (F.S. § 197.0734)

Florida real-estate taxes are paid in arrears. The November ad valorem bill (and the parallel non-ad-valorem assessment bill) covers the calendar year just ended. At a mid-year closing, the seller owes the buyer the year-to-date share of the estimated annual bill — the buyer will pay the actual bill in November, but the seller's share accrued before closing belongs to the seller.

The calculator uses a 365-day proration window, which is the FR/Bar contract default. The closing day-of-year input (1–365) is the proration cursor. June 30 ≈ day 180; September 30 ≈ day 273; December 31 = day 365. A closing on day 180 with a $5,000 annual tax bill produces a $2,465.75 seller-side proration: 5,000 × (180 / 365).

HOA and condo dues prorate the same way — 12 × monthly assessment, scaled by closing-day / 365. The calculator does not separately handle special assessments; an unpaid special assessment at closing is a separate negotiation under the FR/Bar contract Paragraph 9(c). Use the Special Assessment Calculator for the underlying special-assessment math.

A post-closing re-proration is available under the FR/Bar contract if the actual November bill differs materially from the closing-day estimate. In practice, most parties accept the closing-day estimate as final — the cost of the re-proration administration usually exceeds the recovery.

The commission line (F.S. § 475.42)

The seller's commission is the largest discretionary line item on the net sheet. The historical Florida convention has been 5–6% of sale price, paid by the seller, split between listing brokerage and buyer's brokerage (typically 50/50 — i.e., 2.5–3% to each side). The August 2024 NAR settlement changed the surface mechanics: buyer's-agent compensation can no longer be advertised on the MLS, and buyer-broker agreements are now required before a buyer's agent shows a property. The underlying economics are unchanged in the short run — sellers still typically pay 5–6% total — but the negotiation dynamic is in transition. Expect a 12–24-month adjustment period; by late 2026 the Florida market norm should be more visible.

Sellers can negotiate the listing-side commission. Realistic ranges in Florida: 6% list down to 5%, sometimes 4.5% on higher-priced homes. Discount brokerages offer flat-fee listings or 1–2% listing-side; whether the buyer's brokerage will cooperate with a reduced co-broker fee is a separate question that affects the listing's marketability. The calculator takes whatever percentage you enter; choose deliberately.

A worked example

A $500,000 Pinellas County SFR, three-bedroom 2.5-bath, listed for sale. The seller has a $300,000 mortgage balance with the existing lender. The annual property tax bill is $5,000. No HOA. The seller is planning a June 30 closing (day 180). Standard 6% commission, $400 in closing fees, no negotiated credits.

The calculator returns:

• Sale price: $500,000
• Mortgage payoff: $300,000
• Real-estate commission (6%): $30,000
• Florida deed documentary stamps ($0.70 / $100): $3,500
• Owner's title insurance ($500K policy, OIR five-tier): $2,575
• Prorated property tax (180 / 365 × $5,000): $2,465.75
• Prorated HOA dues: $0
• Other closing fees: $400
• Seller's contribution to buyer: $0
• Total deductions: $338,940.75
• Net at closing: $161,059.25

The gap between gross sale price and net is $338,940 — 68% of the sale price. Most of that is the mortgage payoff, but $38,940 is closing costs and commission. A seller who lists at $500K expecting to walk with $200K (the equity per their last statement) is going to be disappointed; a seller who walks in knowing the net is closer to $160K can negotiate from numbers.

Now consider the same property in Broward instead of Pinellas. The deed stamp rate is the same ($0.70 / $100 — Broward is statewide). But Broward is a buyer-pays-owner-policy county: the $2,575 title insurance premium moves to the buyer's side. The seller's net at closing rises by $2,575 to $163,634.25. Same property, different county, materially different walk-away — that is the kind of detail a competent listing agent surfaces at the listing presentation, not the closing table.

Common surprises for Florida sellers

Three patterns drive most "I expected to walk with more" conversations at the closing table:

1. The mortgage payoff is bigger than the statement balance. Lenders accrue per-diem interest from statement date through wire-arrival date; a $300,000 statement balance can be a $300,800 payoff. Order the payoff letter within 30 days of closing.

2. The tax proration is bigger than expected. Florida ad valorem taxes feel small until the seller realizes the proration uses the full annual bill scaled to closing day — a $5,000 bill costs the seller $4,500 at a December closing. Closing late in the year disproportionately hits the seller's net.

3. Underwater scenarios surface late. A seller who bought in 2022 at peak price with a small down payment and is now selling into a softer market may discover the payoff plus commission plus closing costs exceeds the sale price. The calculator flags negative-net scenarios specifically — a seller who would need to bring funds to the closing table needs to know that before signing the listing agreement.

The net-sheet conversation is short, mathematical, and unwelcome the first time the seller sees it. The listing agent who delivers it cleanly — with the calculator in hand, walking through each line — builds more trust in fifteen minutes than they would in fifteen hours of marketing-strategy talk.

What the calculator does not do

This calculator is a listing-presentation and offer-stage decision tool. It does not:

• Produce the binding Closing Disclosure. The CD is produced by the closing agent (title or escrow company) from the actual contract, payoff letter, tax bill, HOA estoppel, and OIR title-insurance schedule. Reconcile material differences with the closing agent before signing.
• Handle the buyer-side closing costs. Mortgage documentary stamps, intangible tax, lender's title insurance, recording fees, and other buyer-side line items are separate. See the Documentary Stamp Tax Calculator and Title Insurance Calculator for those.
• Compute the HOA estoppel-certificate fee. The estoppel fee has its own statutory framework under F.S. § 718.116(8)(d) / § 720.30851(1). Use the Florida HOA Estoppel Fee Calculator for that line.
• Account for capital-gains taxes. The IRS § 121 primary-residence exclusion ($250K single / $500K married) covers most homeowners; investment property and short-hold transactions face capital-gains exposure. Consult a Florida-licensed CPA for tax planning.
• Compute new-construction transfer taxes. New-construction sales in Florida often shift cost allocation by addendum (builder pays the doc stamps, the owner's title policy is buyer-paid, etc.). Read the new-construction addendum carefully.

How this page is maintained

The Florida statutes anchoring this calculator are stable. The doc-stamp rate has not moved since 1992. The OIR title-insurance promulgated schedule has held through several legislative sessions. F.S. § 475.42 has been amended periodically for licensee-conduct purposes but the compensation-by-contract framework is unchanged. The proration mechanism in F.S. § 197.0734 has not moved.

What does move: the closing-cost convention. The 2024 NAR settlement is reshaping the commission-allocation norm; the 2025–2026 transition period is still unfolding. We refresh the commission section as Florida market data accumulates.

Last reviewed: 2026-05-15 against F.S. § 201.02, § 201.031, § 627.7825, § 475.42, § 197.0734, and the Florida Realtors / Florida Bar standard residential contract.