Selling Guide
Selling a home in Florida typically costs between 7% and 10% of the sale price when you add up agent commissions, closing costs, title fees, and prep expenses. On a $400,000 home, that's $28,000 to $40,000 in total costs. The largest single expense is the real estate commission (usually 5-6% of the sale price), but there are several other costs you need to budget for.
Here's a realistic breakdown of what you'll pay when selling a home in South Florida. I'll use a $400,000 sale price as an example throughout.
This is the biggest cost. The commission is typically split between the listing agent and the buyer's agent. In Florida, 5-6% is standard, but it's negotiable. The commission is paid at closing and is deducted from the sale proceeds. Some discount brokers offer lower rates, but you usually get what you pay for in terms of marketing, photography, and negotiation.
In Florida, the seller typically pays for the owner's title insurance policy (which protects the buyer) and the title search fees. Some counties also split the title insurance between buyer and seller. Expect to pay $1,500 to $2,500 for title-related costs on a $400,000 home.
Florida charges a documentary stamp tax on the deed transfer. The rate is $0.70 per $100 of the sale price. On a $400,000 home, that's $2,800. Some counties (like Miami-Dade) have additional surtaxes. Palm Beach County's rate is the standard state rate.
You don't have to spend a lot here, but a little goes a long way. Professional cleaning ($200-$400), a pre-listing inspection ($300-$500), decluttering, minor repairs, and possibly professional staging for a few key rooms. The highest-ROI spend is a deep clean and declutter. You can skip staging if your home is already well-furnished.
Most agents include professional photography, floor plans, and drone shots as part of their commission. If you're selling without an agent (FSBO), budget $500-$1,000 for professional photos and a virtual tour. Good photos are essential — homes with professional photography sell faster and for more money.
Many sellers in today's market are offering concessions to buyers — paying for some of their closing costs, buying down their interest rate, or covering repair costs from the inspection. Budget 2-3% of the sale price for potential concessions. This is optional, but it can make your home more attractive to buyers.
You'll need to pay your share of property taxes and HOA fees up to the closing date. In Florida, property taxes are paid in arrears, so you'll get a credit to the buyer for the portion of the year you've already occupied. These are typically minor costs but can add up to a few hundred dollars.
On a $400,000 home sale in Palm Beach County:
Every sale is different. Your actual costs will depend on your specific situation, the terms of your listing agreement, and what concessions you negotiate. I'll walk you through a detailed net sheet before you list so there are no surprises.
I'll run a detailed net sheet showing exactly what you'd walk away with. No obligation, just honest numbers.
For a dedicated seller experience with market analysis and listing services, visit SouthFloridaSellerGuide.com.