The number that matters is the amount you leave the closing table with. On a $430,000 Apopka sale with a $250,000 mortgage payoff, the example below nets $147,896.82 after $32,103.18 of selling costs.
The net sheet, line by line
Inputs: a $430,000 sale in Orange County closing on June 30, a home in one HOA, a $250,000 payoff, and a current-year tax bill of $4,500 at the November discount.
| Line | How it is figured | Amount |
|---|---|---|
| Sale price | $430,000.00 | |
| Listing broker fee | Example: 3%. Negotiable. | -$12,900.00 |
| Buyer broker fee | Example: 2.5%, only if you agree to pay one | -$10,750.00 |
| Documentary stamps on the deed | 4,300 hundreds at $0.70 | -$3,010.00 |
| Owner's title policy | $575 plus $5.00 per $1,000 on $330,000 | -$2,225.00 |
| Settlement fee | Range $350 to $600 | -$475.00 |
| Municipal lien search | Range $150 to $300 | -$225.00 |
| HOA estoppel letter | Statutory cap | -$299.00 |
| Property tax proration | $4,500 times 180 days, divided by 365 | -$2,219.18 |
| Total selling costs | 7.47% of the price | $32,103.18 |
| Mortgage payoff | From your servicer's payoff letter | -$250,000.00 |
| Net to you | $147,896.82 |
Broker fees are yours to negotiate
Broker fees are not set by law and are fully negotiable. The 3% and 2.5% above are the placeholder figures in this site's net sheet calculator, not a standard. Since August 2024 a buyer's broker fee can no longer be advertised in the MLS. Paying any of it is a term you negotiate in each offer. On this sale every 1% is $4,300.
The costs set by Florida
- Deed tax. Documentary stamps are $0.70 per $100 of the price. The seller pays by custom.
- Title insurance. Rates are fixed by state rule: $5.75 per $1,000 on the first $100,000, then $5.00 per $1,000. In Orange County the seller customarily buys the owner's policy and chooses the closing agent. If you bought less than three years ago and still have your own policy, ask about the lower reissue rate.
- Estoppel. The HOA's payoff letter is capped at $299, plus $119 if rushed, through June 30, 2027. A master and a sub-association means two letters.
The settlement fee and lien search are not regulated. The table uses the midpoint of the Orlando-area ranges reported in 2026. A title search fee of $300 to $500 is often billed with the owner's policy. Like this site's calculator, the table leaves it out.
Why you credit the buyer for taxes
Florida property taxes are paid in arrears: the bill for this year arrives in November. If you close on June 30, you owned the home for 180 days that the buyer will later pay for, so you credit them at closing. $4,500 times 180, divided by 365, is $2,219.18.
Take the broker fees out and the remaining costs are $8,453.18, about 1.97% of the price. Florida sellers typically see 1.5% to 3% before commissions.
Concessions. Every dollar of buyer closing costs or repair credit you agree to comes straight off the bottom line. A $10,000 credit on this sale leaves $137,896.82.
Before the next lesson
- Enter your own price, payoff and tax bill in the seller net sheet.
- Ask your mortgage servicer for a written payoff figure.
- Find the owner's title policy from your purchase.
- Read the guide to selling a home in Apopka.
Sources: Florida Department of Revenue, documentary stamp tax, Rule 69O-186.003, F.A.C. (title insurance rates), Florida DBPR estoppel fee caps, Florida Realtors/Florida Bar AS IS contract, Stellar MLS compensation rules. Checked November 2026.
Deed stamps are $0.70 per $100: 4,300 hundreds is $3,010. Broker fees are fully negotiable, and since August 2024 the MLS does not display an offer of buyer-broker compensation at all.
