Florida Closing Costs & Seller Credits: What Buyers Pay in 2026
Short answer
Florida buyers typically pay about 2% to 5% of the price in closing costs and prepaids, depending on the loan, taxes and insurance. Florida has two taxes on the new mortgage that most states don’t: documentary stamp tax on the note ($0.35 per $100 of the loan) and intangible tax (0.2% of the loan). In most of Northeast Florida the seller customarily pays the deed stamps and owner’s title policy, and a seller credit can cover much of the rest, within your loan program’s limit.
Last updated October 2026. Closing costs are where a good-looking rate can turn into an expensive loan. Here’s what Florida buyers actually pay, what’s negotiable, and how seller credits work for each loan type, from a Jacksonville broker who reviews Loan Estimates every day.
Florida-Specific Taxes and Fees
| Item | Rate | Who usually pays (Northeast Florida) |
|---|---|---|
| Doc stamps on the deed | $0.70 per $100 of the price | Seller, by custom |
| Doc stamps on the note (mortgage) | $0.35 per $100 of the loan | Buyer |
| Intangible tax on the mortgage | 0.2% of the loan | Buyer |
| Recording fees | Set by the county clerk | Buyer (mortgage); seller (releases) |
| Owner’s title policy | State-promulgated premium | Usually the seller in Duval, Clay, St. Johns and Nassau, but negotiable |
| Lender’s title policy and endorsements | State-promulgated premium plus endorsements | Buyer |
Custom is not law. Who pays what is set by your purchase contract, so read it with your agent before you sign.
A Sample Estimate
Illustration only, for a $400,000 purchase with a $360,000 loan:
| Item | Estimate |
|---|---|
| Note doc stamps ($0.35 per $100) | $1,260 |
| Intangible tax (0.2%) | $720 |
| Lender fees, appraisal, credit report | Varies by lender; compare on the Loan Estimate |
| Lender’s title policy, settlement and recording | Varies by title company and endorsements |
| Prepaid interest, homeowners insurance (12 months) and tax and insurance escrow | Often the biggest piece in Florida because of insurance costs |
These are estimates based on the information provided. Your Loan Estimate will show your actual figures.
Closing Costs vs. Prepaids
- Closing costs are the price of making the loan and transferring title: lender fees, appraisal, title, taxes on the mortgage and recording.
- Prepaids and escrows are your own future bills paid up front: the first year of homeowners insurance, a cushion of property taxes and insurance in escrow, and interest from closing to month’s end.
- Florida insurance premiums make prepaids larger here than in many states. Shop insurance early. See Homeowners insurance in Jacksonville.
- CDD assessments and HOA dues can add move-in costs too. See How CDD fees affect your mortgage payment.
Seller Credit Limits by Loan Type
| Loan type | Maximum seller / interested-party contribution |
|---|---|
| Conventional, primary or second home, under 10% down | 3% of the price |
| Conventional, 10% to 25% down | 6% |
| Conventional, more than 25% down | 9% |
| Conventional, investment property | 2% |
| FHA | 6% |
| VA | 4% in concessions, plus normal closing costs on top |
| USDA | 6% |
A credit can never exceed your actual closing costs and prepaids, and it can’t be paid to you in cash. Guidelines may change; lender overlays may be stricter. More detail: VA seller concessions explained.
Smart Ways to Use a Seller Credit
- Cover closing costs so you keep cash for reserves and move-in.
- Buy down your rate temporarily or permanently. See Temporary vs. permanent rate buydowns.
- Prepay insurance and escrows, which are large in Florida.
- Ask for the credit in the offer, not after the inspection, when it’s harder to negotiate.
How to Lower Your Closing Costs
- Compare Loan Estimates line by line. Section A (origination charges) is where lenders differ most.
- Ask what the rate is with no points, then decide whether points are worth it.
- Shop homeowners insurance before you lock.
- Negotiate a seller credit sized to your program’s limit.
- Check down payment assistance and gift funds. See Florida Housing down payment assistance compared and Down payment gift funds.
- Send us your Loan Estimate for a free second look. See Why a free Loan Estimate review matters.
Why Work With North Star
- Independent broker since 2000. North Star Mortgage Network has served Florida borrowers for 25+ years. You can verify our license on NMLS Consumer Access (company NMLS #356789).
- Many wholesale lenders, one application. We compare options side by side instead of selling you one bank’s menu.
- Free second look at your Loan Estimate. Already have an offer from another lender? Send it over. We’ll review it at no cost and tell you plainly whether we can improve it. As a broker with lower overhead, we often can. If we can’t, we’ll tell you that too.
- Built to close on time. We regularly close purchase loans in 30 days or less. Timing depends on the appraisal, title, underwriting and how quickly documents come in, so we can’t guarantee a date, but you’ll get a realistic timeline up front and updates along the way.
- Recognized by our industry. 2025 NAMB Mortgage Broker of the Year and 2026 NAMB Influencer of the Year, with hundreds of 5-star Google reviews.
- You talk to Nathan. Not a call center, and not a different person every week.
Related Guides
- Closing costs in Jacksonville
- Refinance closing costs in Florida
- Why a free Loan Estimate review matters
- VA seller concessions explained
- Temporary vs. permanent rate buydowns
- Homeowners insurance in Jacksonville
- How CDD fees affect your mortgage payment
- Down payment gift funds
- Florida Housing down payment assistance compared
- Florida homestead exemption
- USDA loans in Northeast Florida
- Moving to Northeast Florida: the money side
Common Questions
How much are closing costs in Florida for a buyer?
Buyers typically pay about 2% to 5% of the price in closing costs and prepaids, depending on the loan, property taxes, insurance and whether the seller contributes. Your Loan Estimate shows your actual numbers.
Who pays doc stamps in Florida?
Doc stamps on the deed ($0.70 per $100 of the price) are customarily paid by the seller in most of Florida, including Northeast Florida. Doc stamps on the note ($0.35 per $100) and intangible tax (0.2%) on a new mortgage are paid by the buyer. The contract controls.
Who pays for title insurance in Jacksonville?
In Duval, Clay, St. Johns and Nassau counties the seller customarily pays the owner’s title policy and the buyer pays the lender’s policy, but it’s negotiable in the contract.
How much can a seller credit me on an FHA loan?
Up to 6% of the price toward allowable closing costs and prepaids, subject to FHA guidelines.
Can a seller credit be more than my closing costs?
No. A credit can’t exceed your actual closing costs and prepaids, and any excess is lost or reduces the price. We size the credit before you write the offer.
Will North Star review a Loan Estimate from another lender?
Yes. Send it over. We’ll review it at no cost and tell you plainly whether we can improve it. As a broker with lower overhead, we often can. If we can’t, we’ll tell you that too.
Talk to North Star
Call or text 904-880-6741, request a quote, or apply online. Already have a Loan Estimate? Email it to nathan@nsmn.com for a free second look.
North Star Mortgage Network, Inc. | Company NMLS #356789 | Nathan Young NMLS #325206 | 12058 San Jose Blvd, Suite 404, Jacksonville, FL 32223 | 904-880-6741 | nathan@nsmn.com | Equal Housing Opportunity. Closing costs, taxes, insurance and seller-credit limits shown are general estimates for illustration and vary by county, lender, loan program and contract. FHA, VA and USDA guidelines may change; lender overlays may be stricter. We are not tax advisors or attorneys. Rates, payments and terms are estimates based on the information provided and are subject to change. All loans subject to credit approval. Available for qualified borrowers; program guidelines apply. This is not a commitment to lend.
