Florida Documentary Stamp Tax Calculator
The transfer taxes on a Florida closing are pure formula. Here is the exact arithmetic.
What This Calculator Does
Calculates the documentary stamp tax due on the deed and on the promissory note, adds the Miami-Dade surtax where it applies and the intangible tax on the mortgage, then splits the total by who customarily pays each line in a South Florida transaction.
Who Is This For
Buyers and sellers budgeting closing costs in 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 figure was produced.
How It Works
Enter 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, plus a total for each party.
Frequently Asked Questions
How is the deed stamp calculated?
Across Florida the documentary stamp tax on the deed is $0.70 per $100 of consideration. Miami-Dade is 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.
When does the Miami-Dade surtax apply?
The $0.45 per $100 surtax applies 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 is not subject to it, which is why the same price can produce two very different bills in the same county.
What is the tax on the note?
A separate documentary stamp tax of $0.35 per $100 applies to the promissory note itself. It is calculated on the loan amount rather than the sale price, so a cash purchase does not incur it at all.
What is the intangible tax?
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 in a cash transaction.
Who pays which line?
By custom in most of Florida the seller pays the deed stamps while the buyer pays the note stamps and the intangible tax, because 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.
Are any transfers exempt?
Some transfers are treated differently, including 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.