Florida Doc Stamps: Complete Davie Seller Guide 2026
How much are Florida doc stamps when you sell a Davie home?
**Florida doc stamps** cost $0.70 per $100 of sale price in every county except Miami-Dade. On a $1 million Davie home, you owe $7,000 at closing. The seller pays the deed doc stamps. Your title company collects them and remits to the Florida Department of Revenue.
By Anthony Spitaleri
Florida doc stamps are one of the largest line items on your closing statement, and most Davie sellers do not see the number until the day of close. This guide walks you through exactly what you owe, who pays it, when it gets collected, and how to plan for doc stamps before you list.
The math behind Florida doc stamps is simple. The misunderstanding is everywhere. Davie sellers see $7,000, $10,500, or $14,000 land on their settlement statement at the closing table and react. Some try to negotiate it away. Some assume the title company is overcharging. Most just sign because the closing is moving forward and there is no time to question it. None of that is necessary if you understand the doc stamps rule before you list.
What Florida doc stamps actually are
Florida doc stamps are a state excise tax on documents that transfer an interest in real property. It is not a Broward County tax. It is not a Davie tax. It is a statewide tax authorized by Florida Statute Chapter 201, collected by the county where the property sits, then remitted to the Florida Department of Revenue.
Two separate transactions trigger doc stamps in a Davie real estate closing.
The first is the deed transfer. When you sign the warranty deed conveying your home to the buyer, Florida charges $0.70 per $100 of the sale price. Every Florida county uses this rate except Miami-Dade, which uses $0.60 per $100 plus a $0.45 per $100 surtax on most non-single-family transactions. Davie sits in Broward County, so the rate is $0.70.
The second is the promissory note. If the buyer is financing with a new mortgage, doc stamps run $0.35 per $100 of the loan amount on the note. There is also a separate intangible tax of $0.002 per $1 (or $2.00 per $1,000) on the mortgage itself. The buyer pays both of these.
You only owe doc stamps on what you sell. The buyer only owes doc stamps on what they finance.
How to calculate Florida doc stamps on your Davie sale
The math is mechanical. For your deed:
- Take your sale price.
- Round up to the nearest $100.
- Divide by 100.
- Multiply by 0.70.
A $750,000 home: $750,000 ÷ 100 = 7,500. Times $0.70 = $5,250 in doc stamps.
A $1,200,000 Davie luxury home (see Davie Florida luxury homes for current inventory): $1,200,000 ÷ 100 = 12,000. Times $0.70 = $8,400.
A $2,500,000 Long Lake Ranches estate: $2,500,000 ÷ 100 = 25,000. Times $0.70 = $17,500.
If your sale price ends in anything other than a round hundred, round up first. Selling at $787,400 means you calculate on $787,500. The state rounds to the nearest $100 against the seller, not toward it.
The Broward County Records, Taxes and Treasury Division publishes the official fee schedule and confirms the $0.70 rate, the rounding rule, and the collection process. Verify your specific doc stamps number with your title company before you sign at closing.
Who pays Florida doc stamps in a Davie sale
By long-standing Florida custom, the seller pays doc stamps on the deed. There is no statute requiring this. It is a customary allocation written into nearly every FAR/BAR contract template used in Florida residential transactions. You can negotiate it.
In a strong seller market with multiple offers, sellers sometimes ask the buyer to absorb a portion of the doc stamps as a concession. In a buyer market, sellers occasionally credit doc stamps to the buyer to close the deal. Most Davie sales follow the customary split.
If a buyer is financing, the buyer pays:
– Doc stamps on the note: $0.35 per $100 of loan amount
– Intangible tax on the mortgage: $0.002 per $1 of loan amount
On a $700,000 mortgage, that is $2,450 in note doc stamps and $1,400 in intangible tax. The buyer sees these on their side of the settlement statement.
A cash buyer pays no doc stamps at all. The deed transfer doc stamps are 100% on the seller in a cash transaction.
When Florida doc stamps get collected
Doc stamps are collected by your title company at closing as part of the wire instructions. You will see doc stamps itemized on your Closing Disclosure or HUD-1 settlement statement. The title company holds the funds in escrow, records the deed at the Broward County Recorder, and the recorder collects them before stamping the deed as recorded.
You do not write a separate check. You do not file a separate form. The title company handles the entire doc stamps mechanism on your behalf.
What you need to do is verify the doc stamps number on the settlement statement matches the math above before you sign.
If you sell two properties in the same closing, doc stamps are calculated on each separately. If you sell partial interest, doc stamps are calculated on the proportional value of the interest transferred.
How doc stamps affect your net at closing
For most Davie sellers, Florida doc stamps are the single largest non-commission line item on the settlement statement. On a $1M sale with a 5% total commission split, you pay $50,000 in commissions and $7,000 in doc stamps. That is $57,000 in transaction costs before you net anything.
Pair doc stamps with title insurance, which the seller typically pays in Florida. The seller chooses the title company in most Davie transactions, which means the seller carries the title policy cost. On a $1M sale, expect roughly $5,000 to $5,500 in seller-side title insurance premium on top of your doc stamps line.
Add Davie property tax prorations, HOA estoppel fees if your community has an HOA, recording fees, and any negotiated buyer credits. Sellers in Long Lake Ranches, Hawkes Bluff, Forest Ridge, and other gated Davie communities should plan for an HOA estoppel fee in the $200 to $400 range plus any HOA assessment prorations.
Run your full net sheet before you list. Surprise at closing is preventable.
What doc stamps mean for your timing
If you are selling a luxury home in Davie above $1 million, doc stamps are a five-figure expense. That number factors into whether you should hold or sell, whether you should price slightly higher to absorb the cost, and whether you should request buyer concessions on doc stamps in a competitive offer environment.
If you are selling under $1 million in one of the standard Davie single-family neighborhoods, doc stamps are still a meaningful expense, but they do not usually drive a hold-versus-sell decision. They factor into your minimum acceptable offer and your bottom-line walk-away number.
If you are selling investment property or a second home, doc stamps apply the same way as a primary residence. The Florida exemption for transfers between spouses, transfers in dissolution of marriage, or transfers under $100 in consideration may reduce or eliminate doc stamps in those specific situations. Standard arms-length sales do not qualify.
For sellers relocating from out of state, doc stamps often surprise. Most other states use a transfer tax structure with different rates and different rules. New York uses a state-level transfer tax plus a separate New York City tax. New Jersey uses a sliding scale. California has city-level transfer taxes that vary widely.
Florida doc stamps are unusually consistent: $0.70 per $100 statewide except Miami-Dade. Verify with the Florida Department of Revenue documentary stamp tax page for current statewide rates.
Where doc stamps fit in your selling strategy
Anthony Spitaleri, a Broker Associate with Coldwell Banker and a Davie native, builds full net sheets before any listing presentation. The doc stamps line is one of the first numbers on that sheet. If you are thinking about listing your Davie home this year, knowing your exact doc stamps cost lets you price strategically and walk into negotiation knowing every dollar that comes off the top.
The systems-based approach Anthony brings as a Certified Strategic Coach through Coaching Services International translates directly into how he prepares sellers. Every cost is mapped before the listing goes live. Every concession is modeled before it gets offered. Every closing line item is anticipated, not discovered.
If you want to see your specific doc stamps number on a real net sheet for your Davie home, the strategy call is the right next step.
Frequently Asked Questions
Are doc stamps the same in every Florida county?
Almost. Every Florida county charges $0.70 per $100 of the sale price on the deed except Miami-Dade County. Miami-Dade charges $0.60 per $100 plus a $0.45 per $100 surtax on most non-single-family residential transactions. Broward County, where Davie sits, uses the standard $0.70 rate. Your title company calculates and remits the correct amount based on the property location.
Can the buyer and seller agree to split doc stamps differently?
Yes. The Florida statute does not specify who pays doc stamps. It only specifies the amount owed and that it must be paid before the deed is recorded. By custom in Davie and most Florida markets, the seller pays the deed doc stamps and the buyer pays note doc stamps if there is financing. You can negotiate any split through your purchase contract, and the title company will allocate the funds at closing per your written agreement.
Are doc stamps tax deductible?
For a primary residence, doc stamps paid by the seller are generally treated as a selling expense that reduces the capital gain on the sale. They are not deducted as ordinary expenses on your federal return. For investment property, doc stamps are typically added to the basis or treated as a closing cost depending on the situation. Always confirm with your CPA. The IRS treats Florida doc stamps as a transfer tax for capital gains calculation purposes.
Do I owe doc stamps if I sell my home for less than I owe on it?
Yes. Doc stamps are calculated on the sale price, not on your equity. If you sell your Davie home for $600,000 with a $650,000 mortgage payoff, you still owe $4,200 in doc stamps on the $600,000 sale. This is one reason short sales and underwater situations require careful planning. The doc stamps line does not disappear because you did not net anything from the sale.
When does the buyer pay doc stamps and intangible tax?
A buyer financing the purchase pays doc stamps on the promissory note at $0.35 per $100 of the loan amount, plus intangible tax at $0.002 per $1 of the mortgage. Both are calculated on the financed amount, not the sale price. A buyer paying cash pays no doc stamps at all. These charges appear on the buyer side of the closing disclosure, separate from the seller doc stamps on the deed.
Talk to a Davie Real Estate Expert
If you are thinking about selling your Davie home this year and want to see your exact doc stamps number on a complete net sheet, the next step is a direct conversation. Anthony Spitaleri, Broker Associate with Coldwell Banker, builds the full sheet before you list, not after the closing surprises you. Schedule a strategy call and walk into your listing with every closing number known.
Anthony Spitaleri
Living in Davie Florida
954-235-5783
Davie, Florida
livingindavieflorida.com
About Anthony Spitaleri
Anthony Spitaleri is a top real estate agent in Davie, Florida and a Broker Associate with Coldwell Banker. A Davie native with deep knowledge of the local market, Anthony created livingindavieflorida.com, the most comprehensive Davie real estate resource available, featuring in-depth guides for all 52 Davie neighborhoods including Long Lake Ranches, Hawkes Bluff, Ivanhoe Estates, Rolling Hills, and Shenandoah. The site provides original weekly market data, interactive tools including a Flood Zone Checker, School Zone Finder, and HOA Fee Comparison, and a 24/7 AI concierge that answers Davie real estate questions. Anthony specializes in luxury homes and estates above $1 million, acreage properties with no HOA, and relocation buyers moving to Davie from out of state. He is a Certified Strategic Coach through Coaching Services International (CSI), an active member of the Davie Cooper City Chamber of Commerce, and a weekly volunteer at Bit by Bit Therapeutic Riding Center in Davie. His data driven, neighborhood level approach to pricing, marketing, and negotiation reflects his belief that Davie’s 52 distinct communities, variable flood zones, and diverse HOA structures demand a specialist, not a generalist.
