Florida Documentary Stamp Tax Calculator
Estimate Florida documentary stamp and intangible taxes on a purchase from the full deed price, new loan and collateral value, plus who usually pays.
What This Calculator Does
This calculator gives you a cash estimate of the three Florida taxes on an ordinary taxable purchase financed with a new recorded mortgage secured only by Florida real estate. The deed price, the full loan and the fair market value each go in their own field, and each tax is rounded separately. It won't file a return, decide an exemption or replace your full closing statement.
Who Is This For
Buyers, sellers and real estate professionals in Florida use it to check a purchase-tax budget against the contract, the loan documents and the valuation figures. Your closing agent or a qualified tax professional should confirm how the deal is legally classified and what you'll actually be charged.
How It Works
Start with the full taxable price, including the part you finance. Don't add the loan on top of it. In the loan field, enter the entire new mortgage, or 0 if you're paying cash. If you don't know the loan amount yet, that isn't the same as 0, so don't treat it that way. When there's financing, give the fair market value of the Florida home in its own field, because the tool won't assume it matches the price. Then pick the county: Miami-Dade or any other Florida county. In Miami-Dade, check whether your purchase meets the legal exemption from the surtax for a single residence. The model covers a standard purchase where only Florida property secures the loan. You'll see each tax next to the party that typically pays it, so compare the final figures with your closing numbers before you rely on them.
Frequently Asked Questions
What amount is each of the three taxes based on?
Each tax has its own base. Deed stamps run on the entire taxable consideration, and since that figure already contains whatever you borrow, the loan is never stacked on top of it. Mortgage/note stamps are figured on the full face value of that new mortgage. The nonrecurring intangible tax uses as its base the loan amount or the fair market value of the Florida collateral, whichever is lower; that value goes in a field of its own. Add the tax lines on screen and you have the total. That sum isn't the price of the property. Nor does it include every closing cost.
What happens to the taxes in an all-cash purchase, and do mortgage stamps top out at $2,450?
Cash wipes out both loan taxes, though deed stamps are still owed. Type 0 in the loan field and the tool treats the deal as a cash purchase, so note stamps and the intangible tax each fall to 0. Leaving the field blank, or not knowing the amount, is a different case and doesn't count as cash. When a new mortgage is recorded against Florida real estate, the model charges $0.35 per $100 borrowed, counts any partial unit as a full one, and sets no $2,450 ceiling on that stamp. The model also leaves out the separate cap on obligations that no Florida real property mortgage secures, along with renewals, refinances and credits for taxes already paid.
Why is the Florida collateral value a separate field from the price?
A home pledged as security may be worth a different amount from what the contract says. That's why the intangible tax base is limited by the Florida value you enter; the tool doesn't substitute the price. Two mills, or 0.002, is the rate. Picture a $151,250 loan backed only by a Florida property worth $150,000. Intangible tax: $300. Note stamps on the full loan stay at $529.55. Raise the entered value to $200,000 and the intangible tax climbs to $302.50, while the consideration remains $150,000. Collateral outside Florida isn't modeled, and neither is apportionment.
Can a single condo residence qualify for the Miami-Dade surtax exception?
Yes, it can, but a condo doesn't qualify automatically. The legal exception for a single residence isn't limited to detached houses. A qualifying condo or co-op residence counts, and so does a qualifying detached home. When the conveyance falls in that class, Miami-Dade deed stamps cost $0.60 per $100 of consideration or fraction. Multiple residences, land or nonresidential property in Miami-Dade pay $1.05 instead, and other Florida counties pay $0.70 on the same basis. Confirm the legal class of the conveyance, because the calculator never infers it from how the building is labeled.
What's the difference between $100 taxable units and rounding to the cent?
Stamp taxes count whole units; the cash estimate counts cents. Deed consideration gets rounded up to the next full $100, and the loan face gets the same treatment on its own. Even a single real cent above an even $100 creates another taxable unit, because the tool never drops it before calculating. The intangible tax works differently. It skips the $100 units and uses the exact base, to the cent. On screen, each tax line is rounded to the closest cent, and only after that are the lines added. An amount sitting exactly between cents rounds up. All of this reflects a convention of the model, not a new legal requirement and not a confirmed settlement bill. $2 billion is the largest figure any input field takes. A $40 million ceiling applies to the modeled tax and cash totals, but not to the collateral-base breakdown, and it is no legal cap on the tax.
Does the split between the seller and buyer rows decide legal liability for each tax?
No. The rows reflect the usual budget split, with deed stamps on the seller and loan taxes on the buyer. Neither row decides who owes the tax under the statute. Your contract can divide the payment differently, but that doesn't change the law. For the nonrecurring intangible tax, the lender carries the legal liability, though it may pass the cost to the borrower. Check with qualified professionals who is responsible for each tax and what your actual closing statement shows. The tool doesn't decide exemptions. It doesn't cover gifts, exempt transfers, or refinance and renewal credits. It also leaves out apportionment across mixed collateral, underwriting and tax filing.