Documentary Stamp Tax in Florida: Complete Guide 2026
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Documentary Stamp Tax in Florida: Complete Guide 2026
Tax information is for educational purposes only and does not constitute tax advice. Consult a licensed tax professional for your specific situation.
Florida imposes a documentary stamp tax on the transfer of real property and on certain financial documents, making it the state’s equivalent of a real estate transfer tax. The standard rate is approximately ~$0.70 per ~$100 of consideration (or ~0.7%), with Miami-Dade County applying a higher rate of approximately ~$0.60 per ~$100 for single-family residences and approximately ~$0.60 per ~$100 plus an additional surtax of approximately ~$0.45 per ~$100 for other property types. Florida also imposes documentary stamps on promissory notes and mortgages at approximately ~$0.35 per ~$100. On a typical Florida home sale of approximately ~$400,000, the documentary stamp tax is approximately ~$2,800, making it a meaningful closing cost. The tax generates approximately ~$3 billion to ~$4 billion annually for the state, with revenue directed to several trust funds including the State Housing Trust Fund.
Florida Documentary Stamp Tax Rates (2026)
Tax on Deeds (Real Property Transfers)
| Location | Rate | Per ~$100 of Consideration |
|---|---|---|
| All counties except Miami-Dade | ~$0.70 per ~$100 (~0.7%) | ~$0.70 |
| Miami-Dade (single-family residences) | ~$0.60 per ~$100 (~0.6%) | ~$0.60 |
| Miami-Dade (all other property) | ~$0.60 + ~$0.45 surtax per ~$100 (~1.05%) | ~$1.05 |
Tax on Notes and Mortgages
| Document Type | Rate |
|---|---|
| Promissory notes (new debt) | ~$0.35 per ~$100 of face value (~0.35%) |
| Mortgages and trust deeds | ~$0.35 per ~$100 of indebtedness (~0.35%) |
| Intangible tax on mortgages | ~$0.002 per ~$1 (~0.2%) — one-time |
Example: ~$500,000 Home Purchase (Non-Miami-Dade)
| Tax | Calculation | Amount |
|---|---|---|
| Documentary stamp on deed | ~$500,000 x ~0.70% | ~$3,500 |
| Documentary stamp on mortgage (~$400,000 loan) | ~$400,000 x ~0.35% | ~$1,400 |
| Intangible tax on mortgage | ~$400,000 x ~0.20% | ~$800 |
| Total transfer-related taxes | ~$5,700 |
How Florida Documentary Stamp Tax Works
Tax on Deeds
The documentary stamp tax on deeds is imposed on every document that transfers interest in Florida real property. The tax is calculated on the total consideration paid, including any liens assumed by the buyer. The rate is approximately ~$0.70 per ~$100 (or fraction thereof) of consideration in all counties except Miami-Dade. In Miami-Dade, the rate for most transfers is approximately ~$0.60 per ~$100 plus an additional surtax of approximately ~$0.45 per ~$100, totaling approximately ~$1.05 per ~$100 for non-single-family properties. Single-family residences in Miami-Dade are exempt from the surtax and pay only approximately ~$0.60 per ~$100.
The seller customarily pays the documentary stamp tax on the deed in Florida, though the parties may negotiate otherwise. If the tax is not paid, the deed may not be recorded by the county clerk.
Tax on Mortgages and Notes
Florida also imposes documentary stamps on promissory notes at approximately ~$0.35 per ~$100 of the face amount. An additional intangible tax of approximately ~$0.002 per ~$1 (equivalent to approximately ~$2 per ~$1,000 or ~0.2%) is assessed on new mortgages and other written obligations to pay money. These taxes are typically paid by the borrower at closing and must be remitted before the mortgage can be recorded.
Exemptions
Several transfers are exempt from documentary stamp tax, including conveyances between spouses, transfers to correct an error in a prior deed, conveyances to or from the federal or state government, certain transfers by nonprofit organizations, and documents securing tax-exempt bonds. Tax deeds issued at public auction for delinquent taxes are also exempt. Notably, Florida does not provide an exemption for transfers between parent and child entities or for corporate reorganizations unless specifically qualifying under the statute.
Refinancing Considerations
When refinancing an existing mortgage, documentary stamps and intangible tax are generally due only on the new money (the amount by which the new mortgage exceeds the existing balance). This can significantly reduce taxes on a refinance compared to a new purchase. The borrower must present the original recorded mortgage to receive credit for the existing balance.
Comparison to Other States
| State | Transfer Tax Rate | Notes |
|---|---|---|
| Florida | ~0.7% (deeds) + ~0.35% (notes) + ~0.2% (intangible) | Taxes on both deed and financing |
| Texas | ~0% | No transfer tax |
| California | ~0.11% base (county) | City taxes can add significantly |
| New York (outside NYC) | ~0.4% | State RETT only |
| New York (NYC) | ~0.4% + ~1%—~2.625% city | Plus mansion tax |
| Georgia | ~0.1% | Low rate |
| Pennsylvania | ~2% | Split between state and locality |
Florida’s documentary stamp tax is moderate on deeds but the additional taxes on mortgages and notes increase total transfer-related costs beyond what many other states charge.
Tips for Buyers and Sellers
- Sellers should budget approximately ~0.7% of the sale price for documentary stamps on the deed. On a ~$600,000 sale, this is approximately ~$4,200.
- Buyers: factor in mortgage-related taxes. Documentary stamps on the note (~0.35%) plus intangible tax (~0.2%) on a ~$500,000 mortgage total approximately ~$2,750.
- Miami-Dade buyers and sellers: watch for the surtax. Non-single-family properties in Miami-Dade face an effective deed tax rate of approximately ~1.05%, roughly ~50% higher than the rest of the state.
- Refinancing? Claim credit for the existing mortgage balance. Only the additional funds borrowed are subject to new documentary stamps and intangible tax, which can save thousands of dollars.
- Verify exemption eligibility with your closing agent. Interspousal transfers and certain other conveyances qualify for exemptions that must be properly documented on the deed.
- Round up to the nearest ~$100. Documentary stamps are calculated per ~$100 or fraction thereof, so a ~$500,001 transfer is taxed the same as a ~$500,100 transfer.
- Record the deed promptly. Unrecorded deeds may still be subject to tax, and late payment carries penalties of approximately ~10% of the tax due per state guidelines.
Key Takeaways
- Florida’s documentary stamp tax on deeds is approximately ~0.7% statewide, with Miami-Dade imposing up to approximately ~1.05% on non-single-family properties
- Additional documentary stamps on promissory notes (~0.35%) and intangible tax on mortgages (~0.2%) add to total closing costs
- On a ~$500,000 purchase with a ~$400,000 mortgage, total transfer-related taxes are approximately ~$5,700
- Sellers customarily pay the deed tax; buyers customarily pay the mortgage-related taxes
- Refinancing borrowers pay documentary stamps and intangible tax only on new money above the existing mortgage balance
- Florida’s documentary stamp tax generates approximately ~$3 billion to ~$4 billion annually for the state
Next Steps
- See the full Florida tax picture at Taxes in Florida: State Tax Guide 2026
- Learn about capital gains on real estate at Capital Gains Tax in Florida 2026
- Compare state tax burdens at State Income Tax Rates Comparison 2026
- Calculate your federal bracket with the Tax Bracket Calculator 2026
- Get local help: Find a CPA Near You