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Florida · Sumter, Lake & Marion counties
The seller net sheet, with nothing left out.
Every line a Florida seller actually pays, at the rates the statute and the state set — documentary stamps, the promulgated title premium, taxes prorated in arrears, the Villages bond and amenity fee. Change any number and the total moves.
Why this exists. Most sellers estimate their proceeds as price minus commission, and land tens of thousands of dollars off. In Florida the seller also pays documentary stamps on the deed, customarily buys the buyer’s owner’s title policy here, and credits the buyer for every day of this year’s property taxes they owned the home — because Florida bills taxes in arrears. On a November closing that last line alone is often over $3,000.
Your numbers
Everything is editable. Nothing is sent anywhere.
What you owe
Taxes & carrying costs
The Villages bond
Concessions & extras
Settlement charges
What you walk away with
Three offers, side by side
The highest price is not always the highest net. A buyer asking for a closing-cost credit is quietly bidding less than the number on the front page of the contract. Put the real offers in and see which one actually pays you more.
| Offer A | Offer B | Offer C | |
|---|---|---|---|
| Price | |||
| Closing-cost credit | |||
| Repairs you agreed to | |||
| You net | — | — | — |
What every line actually is
| Line | Rate | What it is |
|---|---|---|
| Documentary stamps | $0.70 / $100 | Florida’s tax on the deed, charged on the sale price and paid by the seller (Fla. Stat. §201.02). Miami-Dade is the only county with a different rate. |
| Owner’s title policy | Tiered by policy amount | Set by the Florida Office of Insurance Regulation, so it is the same at every title company for the same coverage. This estimate uses original-policy rates: $5.75 per thousand for the first $100,000; $5.00 for the next $900,000; $2.50 from $1 million to $5 million; $2.25 from $5 million to $10 million; and $2.00 above $10 million. The minimum is $100. Reissue discounts, endorsements, and fees can change the final quote. Florida title insurance rate rule. The contract determines who pays. |
| Tax proration | Days owned / days in year | Florida bills property taxes in arrears, so at closing you credit the buyer for January 1 through the day before closing in this estimate. The closing agent confirms the allocation required by your contract. |
| Estoppel & transfer | ~$250 | The district’s written statement of what is owed on the property, plus the amenity transfer paperwork. Capped by Florida statute for HOAs. |
| Closing fee | $350–$500 | The title company’s fee for handling the settlement. Not promulgated, so it varies — ask for it in writing before you pick a closer. |
| The bond | Varies | In The Villages the bond normally transfers to the buyer with the home, so it is not a closing cost unless you choose to pay it off. How the bond works → |
| Per-diem interest | From your lender | Mortgage interest accrues to the day you close, not to the end of the month. Your payoff letter gives the daily figure and a good-through date. |
Before you sign anything
This is an estimate for planning, not a closing statement.Your actual figures come from the title company on the settlement statement, and your payoff comes from your lender in writing. Use this to decide, then check it against those two documents before you rely on the number.