Florida Documentary Stamp Tax Calculator
Nothing about Florida transfer taxes is estimated. They come from a formula, and here it is applied to your numbers.
What This Calculator Does
The documentary stamp tax due on the deed and on the promissory note is calculated, the Miami-Dade surtax is added where it applies along with the intangible tax on the mortgage, and the total is then split according to who customarily pays each line in a South Florida transaction.
Who Is This For
Made 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 that figure came about.
How It Works
Supply the sale price and the mortgage amount, and indicate whether the property sits in Miami-Dade and whether it is a single-family residence. The calculator returns each stamp and surtax line, along with a total for each party.
Frequently Asked Questions
What is the rate on the deed?
Across Florida the documentary stamp tax on the deed comes to $0.70 per $100 of consideration. Miami-Dade stands as the exception: the county rate is $0.60 per $100, with an additional $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 home transfer in Miami-Dade escapes it, which is why an identical price can produce two very different bills within the same county.
Is the note taxed separately?
It is. A separate documentary stamp tax of $0.35 per $100 applies to the promissory note itself. Because it is calculated on the loan amount rather than the sale price, a cash purchase incurs none of it.
What does the intangible tax cover?
A nonrecurring intangible tax of 0.2% of the mortgage amount, due on the mortgage that secures the note. Like the note stamp it is a financing cost rather than a transfer cost, and it disappears entirely in a cash transaction.
Who customarily pays what?
By custom across most of Florida the seller pays the deed stamps while the buyer pays the note stamps and the intangible tax, since the financing lines follow the borrower. Custom is not law, it varies by county, and Miami-Dade practice can differ. Confirm the allocation in your purchase agreement rather than assuming it.
Do any transfers escape the tax?
Some transfers are treated differently, among them certain transactions between related parties or entities and some where no consideration changes hands. The rules are specific and the documentation matters. Ask your closing agent or attorney before assuming an exemption reaches your deal.