What Will You Net Selling Your Miami-Dade Home?

What will you actually net when you sell a Miami-Dade home?

On a $680,000 single-family sale in Miami-Dade, a seller who owes $310,000 on the mortgage typically walks away with roughly $307,000 to $330,000 before income tax. The spread comes from four moving pieces: the commission you negotiate, any buyer credits you agree to, who pays the owner's title policy under your contract, and the $4,080 in deed doc stamps. Run your net sheet before you price the house, not after the offer arrives.

By Pedro Casanova | October 12, 2026

Most sellers I sit down with can tell me their payoff to the dollar. Almost none can tell me what the closing table will take out of the check. That gap is where bad pricing decisions and bad surprises both come from — and it's one of the most common questions Miami-Dade sellers are asking right now, especially when they're selling to downsize, upsize, or relocate and need the proceeds to land a specific number.

Here's how the math works, line by line.

The seller's side of a Miami-Dade closing

Commission. Florida has no set commission rate. Everything is negotiable, and since August 2024 buyer-agent compensation is no longer advertised through the MLS — buyers sign their own written agreement with their agent, and many offers ask the seller to cover some or all of that fee as a negotiated concession. One 2026 survey put the average Miami commission at 5.45% total, but that came from a small sample of agents, so treat it as a ballpark rather than a rule. For the example below I'll use 5%, or $34,000 on $680,000.

Deed documentary stamps. This is the tax most out-of-state sellers have never heard of. In Miami-Dade, doc stamps on a single-family deed run $0.60 per $100 of the sale price — less than the $0.70 charged in most other Florida counties. On a $680,000 sale that's $4,080. By long-standing custom the seller pays it, though your contract can say otherwise. If you're selling a condo, townhome, or other non-single-family property, Miami-Dade adds a $0.45 per $100 surtax, which brings the rate to $1.05 per $100. On a $408,000 condo, that's $4,284.

Owner's title insurance. Here's one that surprises sellers in the other direction: in Miami-Dade, local custom is that the buyer pays for the owner's title policy and picks the title company. In most of the state it's the seller. Your contract paragraph controls, so check it before you assume. If you negotiate to pay it, Florida's regulated premium is $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above that — about $3,475 on a $680,000 sale.

Everything else on the settlement statement. Budget roughly $1,000 to $2,000 for the title agent's closing services, municipal lien search, deed preparation, and recording the mortgage satisfaction. These are planning ranges, and your title company will give you exact figures. If you're in an association, add the estoppel letter. For condos, the statutory fee cap is $299 for a standard request, and expedited delivery costs more.

Prorations. Florida property taxes are billed in arrears, so you'll credit the buyer for the days you owned the home in the current year. Association dues are prorated the same way. This line moves your net by hundreds, sometimes a couple thousand, depending on closing month.

A worked example: $680,000 single-family sale

The August 2026 Miami-Dade single-family median sat at $680,000, so we'll use that as the sale price, with a hypothetical $310,000 payoff:

• Sale price: $680,000
• Commission at 5%: −$34,000
• Deed doc stamps at $0.60 per $100: −$4,080
• Closing services, lien search, recording (estimate): −$1,500
• Mortgage payoff: −$310,000
• Estimated net before prorations and tax: about $330,420

That's a total cost of selling around 5.8% of the price. Now the less friendly version. Say you land at a 6% commission, agree to pay the owner's title policy, and give a 2% buyer credit to get a deal done after the appraisal or inspection:

• Commission at 6%: −$40,800
• Doc stamps: −$4,080
• Closing services: −$1,500
• Owner's title policy (seller-paid): −$3,475
• 2% buyer credit: −$13,600
• Mortgage payoff: −$310,000
• Estimated net: about $306,545

Same house, same price, same payoff — a $23,875 difference. That's why I run the net sheet at three price points and two concession scenarios before a client signs a listing agreement. Buyers in Miami-Dade have more leverage than a few years ago: the median single-family home sold for about 95% of its original list price in May 2026, and condos for about 94%. If your plan depends on a number, build your net sheet at 95% of list, not 100%.

Three things that change your number

First, what you owe in taxes isn't on the settlement statement. The closing table doesn't withhold capital gains tax from a U.S. seller's primary residence, so the settlement statement isn't your after-tax number. Most primary-residence sellers can exclude up to $250,000 of gain ($500,000 for married couples filing jointly) if they meet the ownership and use tests — but a long-held house with big appreciation can exceed that. Talk to your CPA before you commit the proceeds.

Second, your timeline decides your leverage. If you need to close before you buy, or you're coordinating a purchase, our guide on selling first or buying first when moving up in Miami-Dade walks through how the order changes your risk. And if you're homesteaded and moving within the county, the Save Our Homes portability rules can protect part of your tax savings on the next home.

Third, condos carry building-level costs. If your association has a pending or recent assessment, buyers will negotiate hard. Read what to do before a special assessment hits your Miami-Dade condo before you set your price. Your specific number depends on the building, the unit, and the timing — that's where a local market analysis earns its keep.

Frequently Asked Questions

Who pays doc stamps when you sell a house in Miami-Dade?

By custom, the seller pays the deed documentary stamp tax. In Miami-Dade it's $0.60 per $100 on single-family homes, or $4,080 on a $680,000 sale. Non-single-family properties add a $0.45 per $100 surtax. Your contract can shift the cost, so confirm in your agreement.

Who pays for the owner's title insurance in Miami-Dade?

Local custom in Miami-Dade is that the buyer pays for the owner's policy and chooses the title company, unlike most Florida counties where the seller pays. The purchase contract controls, and sellers sometimes agree to pay it as a negotiating point. At Florida's regulated rates, the premium is about $3,475 on a $680,000 sale.

Is the real estate commission fixed in Florida?

No. Florida has no set or required commission rate, and both the listing-side fee and any buyer-agent compensation are negotiable. Compare proposals by estimated net proceeds, not just the fee percentage.

How much does it cost to sell a house in Miami-Dade overall?

Including commission, expect roughly 6% to 9% of the sale price in a typical scenario, depending on commission, buyer credits, and who pays the title policy. Excluding commission, the fixed costs often land near 1% to 2%. Your payoff and any taxes owed come on top of that.

Do I owe capital gains tax when I sell my Miami-Dade primary residence?

Not if your gain falls under the federal exclusion — $250,000 for single filers, $500,000 for married couples filing jointly — and you meet the ownership and use tests. Florida has no state income tax. Gains above the exclusion are taxable, so check with a CPA before you plan your next purchase.

Run the numbers before you list

The sale price gets the headline, but the net is what funds your next move. If you'd like to see your own net sheet at a few price points, with the commission and concession scenarios that fit your timeline, I offer a free buying or selling strategy session — no pressure, just a straight conversation about where you stand and what your options are. You can grab a time here.

About Pedro Casanova

Pedro Casanova is a real estate broker that leads The KREN Group real estate team serving the Southeast Florida area. They specialize in helping people build wealth through real estate by helping buyers and sellers maximize their opportunity in every transaction. Connect with the team at www.thekrengroup.com.

The KREN Group | Keller Williams Premier Properties