What Will You Actually Net Selling Your Home in Broward County?

By Mel Carbonell | April 26, 2026

The number on the contract is not the number that hits your bank account. That gap surprises a lot of sellers sometimes significantly and the time to understand it is before you set your list price, not after you've accepted an offer.

If you own a home in Broward County and you're thinking about selling, here's exactly what gets deducted between your sale price and your net proceeds fee by fee, with real numbers for the Broward market.

The Costs Broward County Sellers Actually Pay

Florida has a few costs that are unique to this state, and Broward County has one local custom that differs from most other Florida counties. Let's go through each line.

1. Florida Documentary Stamp Tax 0.70% of the sale price

This is Florida's version of a transfer tax, and the seller pays it at closing on every home sale in the state. The rate is $0.70 per $100 of the sale price. It's non-negotiable and non-waivable.

• $400,000 sale → $2,800
• $500,000 sale → $3,500
• $600,000 sale → $4,200

2. Real Estate Commission typically 2.5–3% to your listing agent

Since the NAR settlement took effect in August 2024, buyer's agent compensation is no longer offered through the MLS it's negotiated separately, outside the listing. In practice, many Broward sellers are still choosing to offer a buyer's agent commission as an incentive, especially in today's market where homes are sitting longer. Your total commission cost depends on what you negotiate and what the buyer's agent agreement requires.

For planning purposes, assume 5–5.5% if you're covering both sides. On a $500,000 home, that's $25,000–$27,500.

3. Title Insurance Broward's local custom is buyer pays

This is one of the most important Broward-specific facts to know. In most Florida counties, the seller pays for the owner's title insurance policy. In Broward County, the local custom flips it the buyer typically pays for owner's title insurance. That removes a cost that can run $1,500–$2,500 from your side of the ledger.

Important caveat: "custom" isn't the same as "guaranteed." If a buyer negotiates a seller concession to cover their closing costs, or if your contract terms specify differently, this can shift. Know what's in your contract.

4. Title Search and Closing/Settlement Fee  $500 - $1,000

Even when the buyer pays for the title insurance itself, the seller pays a portion of the title company's service fees. This covers the title search, examination, and settlement/closing fee. Expect $500–$1,000 depending on the title company.

5. Municipal Lien Search  $100 - $200

Required in Florida, this search checks for any outstanding code violations, unpermitted work, or city/county liens on your property. If anything comes back, it needs to be resolved before closing. The search itself is a small cost; what it uncovers can be a bigger one.

6. Property Tax Proration

Florida property taxes are paid in arrears the 2026 tax bill isn't due until November 2026 for the period January–December 2026. At closing, you'll be credited or charged a prorated share of taxes based on the closing date. If you close in June, you owe roughly half a year of taxes as a credit to the buyer. On a $500,000 Broward home at a 1.1% effective rate, that's roughly $2,750 in proration if you close mid-year.

7. HOA Payoffs and Estoppel Letters varies

If your home is in an HOA, the association charges a fee to produce an estoppel letter confirming your account balance and any outstanding amounts owed. Fees vary by association, typically $100–$400. If you have unpaid dues, special assessments, or violations, those get paid from your proceeds at closing.

8. Deed Recording Fee $18.50+

The deed must be recorded with Broward County. The recording fee is a minor line item $18.50 for the first page, $8.50 for each additional page but it appears on the closing disclosure.

What Does This Add Up To? Real Numbers for Broward Sellers

Here's how the math works on three common Broward sale prices, assuming 5% total commission and the buyer covering title insurance per Broward custom:

$400,000 sale price:

• Documentary stamp tax: $2,800
• Commission (5%): $20,000
• Title search + closing fee: ~$750
• Municipal lien search: ~$150
• Tax proration (mid-year estimate): ~$2,200
• Estimated total costs: ~$25,900
• Estimated net before mortgage payoff: ~$374,100

$500,000 sale price:

• Documentary stamp tax: $3,500
• Commission (5%): $25,000
• Title search + closing fee: ~$850
• Municipal lien search: ~$150
• Tax proration (mid-year estimate): ~$2,750
• Estimated total costs: ~$32,250
• Estimated net before mortgage payoff: ~$467,750

$600,000 sale price:

• Documentary stamp tax: $4,200
• Commission (5%): $30,000
• Title search + closing fee: ~$950
• Municipal lien search: ~$150
• Tax proration (mid-year estimate): ~$3,300
• Estimated total costs: ~$38,600
• Estimated net before mortgage payoff: ~$561,400

These are estimates. Your actual number depends on your specific HOA, your tax proration date, what commissions you negotiate, and whether the buyer asks for any seller concessions. But this gives you a realistic planning figure and it's almost always lower than what sellers first expect.

What Sellers Often Don't Expect

A few costs consistently catch Broward sellers off guard:

The commission conversation post-NAR settlement. Since August 2024, buyers must have a signed buyer-broker agreement before touring homes, and their agent's fee is negotiated with them directly. Sellers are no longer required to offer it through the MLS. But in Broward's current market with inventory up and homes averaging over 50 days to sell most sellers are still offering a buyer's agent incentive to stay competitive. If you don't, you may limit your buyer pool. This is a strategic decision worth talking through before you list.

Municipal lien searches and what they find. Many long-term homeowners have done improvements over the years additions, converted garages, pool enclosures that were permitted and closed, or weren't permitted at all. If a lien search or the buyer's inspection surfaces an unpermitted item, resolving it can cost anywhere from a few hundred dollars to thousands, and it has to happen before closing.

HOA estoppels and transfer fees. If you're in a community with an HOA, budget for the estoppel fee plus any transfer fees the association charges the seller. Some communities charge several hundred dollars just for the transfer. And if you have any outstanding violations or special assessments you weren't tracking, those come out of proceeds too.

The payoff number is not your balance. Your mortgage payoff isn't what your last statement showed it's calculated to the date of closing and includes per diem interest for however many days remain in the month. Get a formal payoff quote from your lender dated to your expected closing date. It's usually within $100–$500 of what you'd calculate yourself, but it matters when you're planning around a specific number.

Why the Net Sheet Comes First

Before we talk about list price, before we talk about timing, the first thing I put in front of every Broward seller is a net sheet. It's a line-by-line estimate of every cost you'll pay, your estimated mortgage payoff, and what lands in your account after closing.

It matters because the net is what you're actually moving with. If you're selling a $550,000 home to fund a move to Port Saint Lucie, the number you care about isn't $550,000 — it's what you'll have after the title company processes everything. That figure drives your down payment on the next home, your budget for the move, and how much financial cushion you're working with on the other side.

And if you're taking your homestead portability with you when you move, that changes your ongoing tax picture in PSL too which is another number worth calculating before you make any decisions.