Deed stamps, mortgage stamps and intangible tax at 2026 Florida rates, rounded per $100.
| Tax | Units | Rate | Amount |
|---|
Estimate only, check with the Florida Department of Revenue or your closing agent. Recording fees, title insurance and exemptions are not included.
This Florida doc stamp calculator is for buyers, sellers and agents closing on Florida property in 2026: it works out the documentary stamp tax on the deed, the stamps on a new mortgage or note and the intangible tax on the loan. Each figure follows the Florida Department of Revenue method of counting every $100 or part of $100, and you can see the real estate transfer tax rules for other states for comparison. Figures checked October 2026.
Quick answer: Florida deed stamps cost 70 cents per $100 of the price, so a $400,000 sale pays $2,800. Miami-Dade charges 60 cents plus a 45 cent surtax unless the home is single-family. A new mortgage adds 35 cents per $100 plus 0.2% intangible tax. This Florida doc stamp calculator rounds up to the next $100 first.
In This Guide
What Is the Florida Documentary Stamp Tax?
Florida documentary stamp tax is a state excise tax on documents that transfer an interest in Florida property or record a promise to pay money, such as deeds, notes and mortgages. Any party to the deal can be liable, but the closing agent collects it when the documents are recorded.
The formula in plain words: divide the amount by 100, round up to a whole number of units, then multiply by the rate. A price of $412,550 is 4,125.5 units, which becomes 4,126, so deed stamps are 4,126 × $0.70 = $2,888.20. Intangible tax is different: it is 2 mills, or 0.2%, of the exact loan amount with no rounding.
How Much Are Doc Stamps in Florida in 2026?
Doc stamps in Florida are 70 cents per $100 on deeds in 66 counties and 35 cents per $100 on notes and mortgages statewide, with intangible tax of 0.2% on loans secured by Florida property. Miami-Dade is the only county with different deed rules.
| Document | Rate | Example | Tax |
|---|---|---|---|
| Deed, any county except Miami-Dade | $0.70 per $100 | $300,000 sale | $2,100.00 |
| Deed, Miami-Dade single-family or condo | $0.60 per $100 | $500,000 sale | $3,000.00 |
| Deed, Miami-Dade other property | $0.60 plus $0.45 surtax per $100 | $425,000 vacant lot | $4,462.50 |
| Recorded mortgage | $0.35 per $100, no cap | $320,000 loan | $1,120.00 |
| Unsecured note | $0.35 per $100, cap $2,450 | $900,000 note | $2,450.00 |
| Intangible tax on mortgage | 0.2% of the loan | $320,000 loan | $640.00 |
Take Maria, who is selling a house in Orlando for $412,550 to a buyer with a $330,040 mortgage. Maria pays deed stamps of $2,888.20 under the usual custom. The buyer pays mortgage stamps of 3,301 × $0.35 = $1,155.35 and intangible tax of $660.08, a total of $1,815.43. Together the deal carries $4,703.63 of state tax, about 1.14% of the price.
How to Use the Florida Doc Stamp Calculator
Step 1: Choose the County
Leave the statewide option for every county except Miami-Dade. For Miami-Dade, say whether the property is a single-family home or condo, which avoids the surtax, or something else such as land, a duplex or a shop.
Step 2: Enter the Price and Loan
Type the full consideration, which includes any mortgage the buyer takes over, and the amount of any new loan. Enter 0 for a cash purchase, and only the deed stamps will show.
Step 3: Pick the Loan Document and Payer
A normal purchase loan is a recorded mortgage with no cap. Choose unsecured note for a promissory note with no mortgage, where the stamps stop at $2,450 and no intangible tax is due. If your contract moves costs between the parties, set who pays to match it, and the loan repayment calculator shows the monthly cost of the mortgage itself, since the maths works the same in dollars.
Step 4: Read the Breakdown
The Florida doc stamp calculator lists each tax with its taxable units and rate, then the total and the buyer and seller shares. The summary line gives each side as a percentage, which helps when you compare offers.
What Mistakes Do People Make With Florida Doc Stamps?
The most common mistake is rounding the tax instead of the taxable amount. The Florida rule rounds the price up to the next $100 first, so $250,050 is treated as $250,100 and the deed stamps are $1,750.70, not $1,750.35. The difference is small, but closing statements are checked to the cent.
- Using the loan amount for the deed: deed stamps are based on the full price, including any mortgage the buyer assumes.
- Adding intangible tax to a cash sale: it only applies when a loan is secured on Florida property.
- Using the 70 cent rate in Miami-Dade, which overstates a $600,000 condo sale by $600.
- Applying the $2,450 cap to a recorded mortgage: the cap is for unsecured notes only.
Who Pays Doc Stamps in Florida?
By custom the seller pays the deed stamps and the buyer pays the mortgage stamps and intangible tax, but the purchase contract decides. The state only cares that the tax is paid: if one party is exempt, such as a government body, the other party must pay it.
- Miami-Dade has no extra surtax on mortgages: the 45 cent surtax applies only to deeds that are not for a single-family home.
- A refinance usually pays mortgage stamps and intangible tax on the new loan, although a renewal of the same note with no new money can be exempt.
- Cash buyers pay no mortgage stamps or intangible tax at all.
- Some transfers of a homestead between spouses and some corrective deeds are exempt, so ask the closing agent.
Doc stamps also matter when you file your federal return after the year of the sale, because IRS Publication 530 explains that transfer taxes on a personal home are not deductible: a buyer adds them to the cost basis and a seller treats them as a selling expense. If you are also weighing how fast to clear the new loan, the mortgage overpayment calculator shows the interest saved by paying extra each month.
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How we checked this tool: the Tools Veria Editorial Team built this tool by hand, checked it against the official rules or published standards where they apply, and tested it against worked examples. Results are estimates for planning, not personal financial or tax advice. Read our editorial policy and disclaimer, or report an error.
Frequently Asked Questions
How do you calculate doc stamps on a deed in Florida?
Divide the sale price by 100, round up to the next whole number and multiply by $0.70. A $412,550 sale is 4,126 units, so the deed stamps are $2,888.20. Use $0.60 in Miami-Dade.
What is the intangible tax on a Florida mortgage?
It is a one time tax of 2 mills, or 0.2%, of the loan secured by Florida property. A $300,000 mortgage pays $600 of intangible tax, usually paid by the borrower at closing.
Does Miami-Dade charge a surtax on single-family homes?
No. Miami-Dade deeds pay $0.60 per $100, and the extra $0.45 per $100 surtax applies only when the property is not a single-family residence, such as land or commercial property.
Is there a cap on Florida doc stamps?
Only on unsecured notes and other written promises to pay, where the tax stops at $2,450. Recorded mortgages, deeds and intangible tax have no cap.
Who pays the doc stamps in a Florida home sale?
By custom the seller pays deed stamps and the buyer pays mortgage stamps and intangible tax. The purchase contract can change this, so check the closing disclosure.
Are Florida doc stamps tax deductible?
Not on a personal home. The IRS treats transfer taxes as part of the buyer's cost basis and as a selling expense for the seller, which can reduce a taxable gain later.