Florida Documentary Stamp Tax Calculator
Nothing about Florida transfer tax is negotiable or approximate. It is formula, and here it is.
What This Calculator Does
Computes the documentary stamp tax owed on the deed and on the promissory note, adds the Miami-Dade surtax where it bites and the intangible tax on the mortgage, then divides the total according to who customarily pays each line in a South Florida transaction.
Who Is This For
Buyers and sellers budgeting closing costs across Miami-Dade and Broward, investors modelling the true cost of a transfer, and anyone who has seen doc stamps on a settlement statement and wants to know how the number arose.
How It Works
Enter the sale price and the mortgage amount, then indicate whether the property sits in Miami-Dade and whether it is a single-family residence. Each stamp and surtax line is returned, along with a total for each party.
Frequently Asked Questions
How is the deed stamp figured?
Across Florida the documentary stamp tax on the deed runs $0.70 per $100 of consideration. Miami-Dade is the exception: the county rate is $0.60 per $100, with an extra $0.45 per $100 surtax on property that is not a single-family residence.
Which properties trigger the Miami-Dade surtax?
The $0.45 per $100 surtax attaches to transfers of property other than a single-family residence — commercial buildings, multi-unit property, and the like. A single-family transfer in Miami-Dade escapes it, which is how one price can produce two very different bills in the same county.
Is there a tax on the note?
There is: a separate documentary stamp tax of $0.35 per $100 on the promissory note itself. It is calculated on the loan amount rather than the sale price, so a cash purchase never incurs it.
Where does the intangible tax come in?
A nonrecurring intangible tax of 0.2% of the mortgage amount, due on the mortgage securing the note. Like the note stamp it is a financing cost rather than a transfer cost, and it vanishes in a cash transaction.
How is the bill split between the parties?
Custom across most of Florida puts the deed stamps on the seller and the note stamps and intangible tax on the buyer, since the financing lines follow the borrower. Custom is not law, it varies by county, and Miami-Dade practice can differ. Fix the allocation in the purchase agreement rather than assuming it.
Can a transfer be exempt?
Certain transfers are treated differently, including some between related parties or entities and some where no consideration changes hands. The rules are specific and documentation matters. Ask your closing agent or attorney before assuming an exemption covers your deal.