What Will You Actually Walk Away With?
The list price isn't the check. Between the contract price and your proceeds sits a stack of real numbers — commission, documentary stamps, the owner's title policy, recording fees, tax prorations, and your mortgage payoff. Most sellers meet those numbers for the first time at the closing table. You shouldn't.
I'm Reed Kellough, an Estate Agent with Douglas Elliman on the Eklund|Gomes Team. I built this page so Broward sellers can see an honest estimate of their net before they list — the same math I run for my own clients, with Florida's actual rates, in about two minutes.
Run your estimate below. Enter your numbers, add your name and email, and your estimated net appears instantly — with a realistic range, not a single pretend-precise figure. Then, if you want the exact version — real payoff figures, your actual tax proration, your HOA estoppel — I'll prepare it personally. No obligation, no sales call unless you ask for one.
How a Florida Seller's Net Actually Works
Sale price is where it starts — not where it ends.
Brokerage commission is negotiated in your listing agreement; there is no standard rate. It's usually the largest cost line, which is exactly why this calculator asks you for it instead of assuming it.
Documentary stamp tax on the deed is a Florida state tax the seller customarily pays in Broward County: $0.70 per $100 of sale price — $7,000 on a $1M sale. (Miami-Dade is the exception at $0.60, where custom differs.)
Owner's title insurance policy — the seller customarily provides it in Broward, and Florida sets the rate. It's a promulgated rate, not a negotiable one: it works out to roughly $5,700 on a $1.25M sale.
Recording and closing fees are the small stuff that adds up quietly: recording the deed and satisfactions, title search and lien search, and the settlement fee. Figure a few hundred to a couple of thousand dollars in total.
Prorations split the year's costs at the closing date. Florida property taxes are paid in arrears, so as the seller you generally owe the tax from January 1 through the day before closing — on a late-year closing, that's a real number, often five figures on a waterfront home. HOA or condo dues prorate the same way.
Your mortgage payoff (and any HELOC or other lien) comes out of proceeds at closing. It's the balance on your statement plus interest to the closing date — the calculator takes the number you enter.
A Worked Example — $1,250,000 Sale
Illustrative only — a Lighthouse Point–area single-family sale at the area's recent median, with a 5% commission entered for demonstration. Your numbers will differ
Sale price | $1,250,000
Brokerage commission (5%, illustrative) | − $62,500
Doc stamps on deed ($0.70/$100) | − $8,750
Owner's title policy (FL promulgated rate) | − $5,700
Recording, search & settlement fees (est.) | − $1,600
Estimated net before mortgage payoff & prorations | ≈ $1,171,450
From there, subtract your mortgage payoff and your tax/HOA prorations to the closing date. That's the whole formula — the calculator below does it with your real inputs.
Frequently Asked Questions
Q: What is a seller's net sheet? A: A seller's net sheet is a line-by-line estimate of what you'll actually receive when your home sells: the sale price minus commission, taxes, title and closing fees, prorations, and your mortgage payoff. It's the document that turns "we sold for $1.25 million" into the number that lands in your account.
Q: How much are seller closing costs in Florida? A: Excluding commission and your mortgage payoff, Broward sellers typically pay doc stamps ($0.70 per $100 of price), the owner's title policy at Florida's state-set promulgated rate, and recording/search/settlement fees — together, roughly 1% to 1.5% of the sale price on most sales. Commission is separate, negotiable, and set in your listing agreement.
Q: Who pays for the owner's title insurance policy in Broward County? A: By local custom, the seller provides the owner's title policy in Broward County (Miami-Dade custom runs the other way). Florida's premium rates are promulgated — set by the state — so the number is predictable: about $5,700 on a $1.25M sale. Your contract controls if it says otherwise.
Q: Why does the calculator give a range instead of one number? A: Because some costs aren't fixed until closing: settlement and search fees vary by title company, and your tax proration depends on the exact closing date and your assessed value. An honest estimate shows the band. The exact net sheet — the one you'd take to your CPA — uses your real payoff, tax, and estoppel figures, and I'm glad to prepare it.
Q: Is this estimate binding? Will you call me if I use it? A: No and no. This is an educational estimate, not a settlement statement, a quote, or a commitment — final figures come from the title company at closing. Your email gets you your results and, if you ask for it, your exact net sheet. It does not sign you up for a call list.
Get My Exact Net Sheet
The calculator gives you the shape of the answer. The exact version uses your real mortgage payoff, your parcel's actual tax figures, and your HOA's estoppel numbers — prepared by me, personally, and walked through with you line by line. Email me at reedkellough@gmail.com or call (954) 242-0441.
Reed Kellough · Douglas Elliman | Eklund|Gomes Team · (954) 242-0441
Curious what the home is worth before you run the costs? Start here: https://homevaluation.elliman.com/DouglasElliman/fl.3274276/Taylor_(Reed)-Kellough
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