Florida's primary real-estate transfer tax is the documentary stamp tax on the deed. In most counties, including Broward County, it is generally calculated at $0.70 for every $100—or fraction of $100—of taxable consideration. Miami-Dade County generally uses $0.60 per $100, plus a $0.45 per $100 discretionary surtax when the document transfers something other than only a qualifying single-family dwelling.
That rate is only the starting point. Taxable consideration can include cash, debt discharged, and mortgages or other encumbrances connected to the transfer. A financed acquisition can also create separate documentary stamp and nonrecurring intangible taxes on loan documents. Have the closing agent, Florida attorney, and tax adviser confirm the classification, consideration, exemptions, financing documents, and current law before relying on a number.
If you are evaluating a South Florida acquisition, request a Fines Group consultation to organize the transfer-tax estimate with the rest of the property's closing costs, operating assumptions, and downside cases.
01 / Calculation
The quick Florida transfer-tax formula
- Determine the taxable consideration.
- Divide the consideration by $100.
- Round up when there is any fraction of a $100 unit.
- Multiply by the applicable county rate.
- Add any applicable Miami-Dade discretionary surtax.
The Florida Department of Revenue explains that all counties other than Miami-Dade generally use $0.70 per $100 or portion thereof. Miami-Dade generally uses $0.60 per $100, and its additional $0.45 surtax does not apply when a document transfers only a qualifying single-family dwelling.
02 / Local examples
Three South Florida examples
These simplified examples assume $750,000 of taxable consideration and no exemption or unusual transfer structure.
| Property example | Simplified calculation | Estimated deed tax |
|---|---|---|
| Fort Lauderdale or Hollywood property in Broward County | 7,500 units × $0.70 | $5,250 |
| Miami-Dade transfer involving only a qualifying single-family dwelling | 7,500 units × $0.60 | $4,500 |
| Miami-Dade vacant land, multifamily, or other transfer subject to the surtax | 7,500 units × ($0.60 + $0.45) | $7,875 |
Do not apply the single-family result based only on marketing language or an intended use. The legal document, property type, interests transferred, and current statutory definition control. Review the current Florida surtax statute with the closing team.
03 / Taxable base
Taxable consideration can be more than the cash price
Florida law does not limit consideration to the cash handed to the seller. It can include:
- money paid or agreed to be paid;
- discharge of an obligation;
- an exchange of property; and
- a mortgage, lien, or other encumbrance connected to the property, whether assumed or not.
This matters in seller-financed transactions, deeds in lieu of foreclosure, transfers involving existing debt, related-party transfers, and entity restructurings. A nominal amount written on the deed does not necessarily establish the taxable base. Give the closing professional the entire economic arrangement—not just the face amount in the purchase agreement.
04 / Allocation
Who pays Florida's deed tax?
The contract and closing statement usually allocate the economic cost between the parties, but that agreement should not be confused with statutory liability. The Florida Department of Revenue states that all parties to a taxable document are liable for the tax, regardless of which party agrees to pay it.
For underwriting, place the charge on the party identified in the proposed contract, then run a negotiation case in which the investor must absorb it. Confirm the allocation with the title or closing agent rather than relying on a general statement about what buyers or sellers “normally” pay.
Transfer tax is not recurring property tax
Documentary stamp tax is transaction-based. Annual property tax is a separate operating expense based on taxable value, millage, exemptions, and non-ad valorem assessments. Use the South Florida investment-property tax guide to estimate the recurring bill after a change of ownership.
05 / Debt
Financed acquisitions can generate additional Florida document taxes
A buyer using debt may see taxes beyond the deed tax. Florida generally imposes documentary stamp tax on certain notes and recorded mortgages at $0.35 per $100 or portion of $100. Florida also imposes a nonrecurring intangible tax on obligations secured by Florida real property at 2 mills, or 0.002 of the secured obligation.
These financing charges are not the same as the documentary stamp tax on the deed. The exact treatment depends on the documents, where they are executed or delivered, what secures them, available credits or caps, and any exemption. Ask the lender and closing professional for a line-by-line estimate rather than multiplying the purchase price by one “transfer tax” percentage.
Entity and related-party transfers need transaction-specific review
Moving property into or out of an LLC, changing beneficial ownership, transferring an encumbered property for nominal cash, or conveying interests between related parties can create results that are not obvious from the deed alone. Do not assume that “no sale price” means no documentary stamp tax. Review Florida Statutes § 201.0201 and provide the full structure to qualified Florida professionals.
06 / Underwriting
Add transfer taxes to the model before making the offer
Acquisition-cost schedule
- Deed documentary stamp tax
- Any Miami-Dade discretionary surtax
- Note and mortgage documentary stamp taxes when financing applies
- Nonrecurring intangible tax when applicable
- Recording and title-related charges
- Lender, appraisal, inspection, survey, legal, entity, and escrow costs
- Annual property-tax prorations and the stabilized future tax estimate
- Insurance premiums and reserves due at or soon after closing
- An uncertainty allowance until the closing agent issues a transaction-specific estimate
Show who is expected to pay each line under the proposed contract. A deal can appear to meet a return target before closing costs and miss it once the full cash requirement is modeled.
Pre-closing verification
- Confirm the county and the exact property interest being transferred.
- Calculate total consideration, including debt or discharged obligations.
- Verify whether the Miami-Dade surtax applies.
- Confirm which party the contract requires to pay each charge.
- Review every note, mortgage, guaranty, or other financing document.
- Document any claimed exemption with current primary authority.
- Obtain the closing agent's current calculation and assumptions.
- Stress-test the return using a higher closing-cost allowance.
For a wider acquisition review, use the South Florida real estate investing guide.
07 / Quick answers
Frequently asked questions
Does Florida have a real-estate transfer tax?
Yes. Florida calls its principal tax on deeds and other documents transferring Florida real-property interests a documentary stamp tax. The taxable base, rate, and exemptions depend on the document and transaction.
Is the Miami-Dade transfer-tax rate always higher?
No. Miami-Dade’s base deed rate is generally $0.60 per $100, compared with $0.70 in other counties. Miami-Dade also imposes a $0.45 surtax, but that surtax does not apply to a document that transfers only a qualifying single-family residence.
Is Florida deed tax calculated only on the cash purchase price?
No. Taxable consideration can include money, discharged obligations, exchanged property, and mortgages or other encumbrances associated with the transfer. The complete transaction must be reviewed.
Who is legally responsible for the documentary stamp tax?
The Florida Department of Revenue states that all parties to the taxable document are liable, regardless of which party agrees to pay. The contract can allocate the cost between buyer and seller.
Are mortgage taxes included in the deed-transfer calculation?
No. Taxes on notes, mortgages, and secured obligations are separate calculations. A financed closing may contain deed tax, note or mortgage documentary stamp tax, and nonrecurring intangible tax as distinct lines.
Next step
Build the full closing-cost picture
Transfer taxes are predictable only after the taxable consideration, property classification, county, and financing documents are known. Model them early, verify them with current primary sources and licensed professionals, and update the investment return when the closing statement arrives.