Florida's documentary stamp tax — commonly called "doc stamps" — is a state tax levied on certain documents, including property deeds and mortgages. It's one of the largest transaction taxes buyers and sellers encounter at closing.
Doc Stamps on Deeds (Seller Pays)
A documentary stamp tax is imposed on the deed that transfers property ownership. The standard Florida rate is $0.70 per $100 (or $7 per $1,000) of the purchase price.
Example: On a $400,000 home purchase, the doc stamp tax on the deed = $400,000 ÷ 100 × $0.70 = $2,800.
In most Florida counties, this is customarily paid by the seller. In Miami-Dade County specifically, an additional $0.45 per $100 surtax applies, bringing the total to $1.05 per $100 — one of the reasons closing costs can be higher in Miami-Dade than Broward.
Doc Stamps on Mortgages (Buyer Pays)
A separate documentary stamp tax is imposed on new mortgages at a rate of $0.35 per $100 of the mortgage amount.
Example: On a $320,000 mortgage (80% of a $400,000 purchase), the doc stamp tax on the mortgage = $320,000 ÷ 100 × $0.35 = $1,120. This is typically paid by the buyer.
Intangible Tax on New Mortgages (Buyer Pays)
Florida also imposes an intangible tax on new mortgage debt at a rate of $0.002 per $1 of the mortgage amount ($2 per $1,000).
Example: On a $320,000 mortgage, the intangible tax = $320,000 × $0.002 = $640.
Cash Transactions
If you're buying with cash (no mortgage), there are no doc stamps on a mortgage and no intangible tax — only the doc stamps on the deed apply (paid by the seller).
Summary: Doc Stamp Costs at a Glance
| Tax | Rate | Who Pays | On $400K / $320K Loan |
|---|---|---|---|
| Doc stamps on deed | $0.70/$100 | Seller (customary) | $2,800 |
| Doc stamps on mortgage | $0.35/$100 | Buyer | $1,120 |
| Intangible tax on mortgage | $0.002/$1 | Buyer | $640 |
Doc stamp taxes apply to transfers of real property located in Florida. Certain transfers are exempt — transfers to spouses, gifts, certain corporate reorganizations — but these exemptions are specific and require careful documentation. Consult a Florida real estate attorney if you believe an exemption may apply.