Florida Documentary Stamp and Intangible Mortgage Taxes
Updated October 2026
Florida closing taxes: separate the note from the deed
Florida buyers encounter several transfer and financing charges that sound similar but apply to different documents. A mortgage transaction can include documentary stamp tax on the note, nonrecurring intangible tax on the mortgage obligation, and documentary stamp tax on the deed. Mixing them together makes closing estimates harder to audit.
The Florida Department of Revenue is the primary source for rates, taxable bases, and transaction-specific treatment. Recording fees and title charges are separate expenses, not substitutes for these taxes.
Understand the three calculations
| Charge | Standard rate | Typical taxable basis |
|---|---|---|
| Note documentary stamps | $0.35 per $100 or fraction | Taxable indebtedness |
| Nonrecurring intangible tax | $0.20 per $100, or 0.2% | Taxable obligation secured by Florida real estate |
| Deed documentary stamps | $0.70 per $100 or fraction | Taxable consideration outside Miami-Dade |
| Miami-Dade single-family deed | $0.60 per $100 or fraction | Taxable consideration; qualifying single-family transfer avoids surtax |
Miami-Dade also has a $0.45-per-$100 surtax on certain transfers other than qualifying single-family residences. Property classification therefore matters; do not apply the single-family example to every Miami-Dade transaction.
Work through a purchase example
For a $400,000 taxable mortgage, note documentary stamps are $1,400 and nonrecurring intangible tax is $800. Together, those financing taxes total $2,200.
For a $500,000 taxable purchase price, deed documentary stamps are $3,500 in a county using the $0.70 rate. A qualifying Miami-Dade single-family transfer produces $3,000 at the $0.60 rate. The purchase contract determines how transaction costs are allocated between buyer and seller; local custom alone is not the agreement.
Reconcile your closing estimate
Ask the settlement agent to show each taxable base and identify any exemption, credit, or refinance treatment being applied. Do not assume a refinance automatically repeats every purchase tax or eliminates all documentary stamps.
Compare financing through today's rates, but keep these one-time charges separate from the recurring expenses in the monthly payment calculator. Review the CFPB Closing Disclosure resources before signing. If assistance is involved, ask a Florida Housing participating lender which eligible closing costs the program can cover. That produces a cleaner cash-to-close estimate than one combined “taxes and fees” allowance.
Compare Current Mortgage Rates
Compare current APRs, points, fees, and estimated monthly payments from participating lenders below.
Loan Program Comparison: 2026 Benchmarks
Florida Documentary Stamp and Intangible Mortgage Taxes — Choose a mortgage by comparing eligibility, upfront cash and total monthly costs, not the advertised rate alone. Conventional, FHA, VA and USDA serve different borrowers. Confirm county limits, taxes, insurance and lender requirements before comparing personalized Loan Estimates for your household.
Historical 2025 one-unit comparison: conforming $806,500; FHA floor $524,225. County and unit-count limits can differ.
| Loan program | Down payment / equity | 2026 one-unit baseline | Costs and page-specific comparison |
|---|---|---|---|
| Conventional | 3%–5% subject to eligibility | $832,750 | PMI generally below 20% down |
| FHA | 3.5% at 580+; 10% at 500–579 | $541,287 floor | 1.75% upfront MIP; 0.55% annual for >95% LTV, base loan ≤$726,200, term >15 years |
| VA | 0% for eligible borrowers | No VA limit with full entitlement | No monthly PMI; funding fee unless exempt |
| USDA | 0% for eligible borrowers | Income, address and repayment eligibility | Guarantee and annual fees; confirm current schedule |
| Jumbo | Lender-specific cash and reserves | Above applicable conforming limit | Lender-specific pricing and insurance |
| Home Equity / Refinance | Equity and underwriting dependent | Property and lender dependent | Compare closing costs, term and break-even |
Sources: FHFA limits; HUD FHA limits.
Editorial Methodology & Primary Sources
Verification date: Not recorded; check the primary source and lender timestamp before relying on an estimate.
Rate comparisons use participating lender feeds, not a whole-market survey or guaranteed offers. Freddie Mac PMMS is a market benchmark, not a personalized quote. Calculator models rely on published regulatory formulas and disclosed assumptions rather than fabricated first-person loan testing.
Monthly principal and interest use the amortization formula P × r / (1 − (1 + r)−n), where r is the monthly note rate and n is the number of payments; at zero interest use P / n. PITI adds monthly property taxes and homeowners insurance; PMI is separate. APR includes applicable finance charges under Regulation Z and is not the note rate used for payments. Compare lender Loan Estimates for actual APR and fees.
- Consumer Financial Protection Bureau (CFPB) — Loan Estimates, APR and borrower disclosures; Regulation Z.
- U.S. Department of Housing and Urban Development (HUD / FHA) — FHA program guidance.
- U.S. Department of Veterans Affairs (VA) — VA loan eligibility and benefits.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — published rate benchmarks.
- U.S. Census state tax collections — state property tax benchmarks; confirm parcel-specific assessments and exemptions with the state revenue department and local assessor.
The payment snapshot uses illustrative annual taxes of 1% of home price, $1,200 insurance and 0.5% PMI below 20% down, not verified local quotes. Other calculators disclose their inputs and assumptions. Published guidance and lender feeds may change independently; confirm current program rules, taxes and offers before a decision.