Selling in West Palm Beach comes with a big question: how much will you actually take home after closing. You want a clear, simple number you can trust, not a moving target that changes the week of closing. In this guide, you will see the typical seller costs in Palm Beach County, the formulas to estimate them, and the timing issues that often trigger last‑minute surprises. You will also get a practical checklist so you can plan your proceeds with confidence. Let’s dive in.
Net sheet basics in West Palm Beach
A seller net sheet is an estimate of your proceeds after subtracting commissions, taxes, title costs, payoffs, and prorations from the sale price. It helps you price smartly, plan for your next purchase, and negotiate with clarity. In Palm Beach County, several items follow common practice and Florida rules, which makes your estimates more predictable.
Typical seller costs in Palm Beach County
Broker commission
In South Florida, sellers typically pay the total broker commission, which is then split between the listing and buyer broker. A common range is about 5 to 6 percent of the sale price, but your listing agreement controls the exact figure. On a net sheet, calculate sale price multiplied by your agreed rate.
Florida documentary stamp tax on the deed
Florida charges a documentary stamp tax on deeds based on the sale price. Use this rule of thumb: sale price multiplied by 0.007. For example, a 500,000 dollar sale produces an estimated 3,500 dollars in deed taxes. In Florida, the seller usually pays this tax.
Owner’s title insurance policy
In Palm Beach County and much of South Florida, it is common for the seller to pay for the owner’s title insurance policy. Title insurance premiums are regulated and quoted from published rate tables based on price tiers. Ask the title company for a formal quote and list it as an estimated line item on your net sheet.
Mortgage and lien payoffs
Your existing mortgage, HELOC, judgments, or other liens must be paid in full at closing. Your lender will issue a payoff statement that includes principal, daily interest through a set date, and any lender fees or prepayment penalties. Payoff letters expire, so you should plan to refresh them if the closing date moves.
Recording fees and releases
If a mortgage is being satisfied, the county will charge recording fees for the release. Recording fees are charged per document and per page, and some recorded documents can carry limited documentary stamps. Your title company will estimate these based on the actual documents.
Prorations and adjustments
Property taxes and association dues are prorated through the closing date. If the tax bill is unpaid, you will usually see a debit for your share through the day of closing. If you prepaid taxes or dues, you may receive a credit. Utilities, rents, and security deposits are handled per contract and standard practice.
Association estoppel certificates
For condos and homes in associations, the buyer typically asks for an estoppel certificate that confirms current dues, unpaid balances, pending special assessments, and fines. Associations can charge a fee, and expedited requests can cost more. In many South Florida deals, sellers pay for the estoppel as a closing document cost, but the contract controls who pays. Estoppels are a frequent source of delay and unexpected fees.
Closing and escrow fees
Title and settlement companies charge closing or escrow fees, as well as smaller items like courier, wire, notary, and payoff processing fees. Who pays each fee can follow local practice or negotiation. Confirm the allocation in your contract and ask your title company for an itemized estimate.
Buyer financing taxes for awareness
If the buyer is getting a mortgage, they will have their own documentary stamp tax on the promissory note and an intangible tax on the mortgage. These are typically buyer charges, but they can affect timing and funding. If you plan to carry seller financing, ask the settlement agent how these taxes apply.
Quick math you can trust
Use these simple formulas and steps to frame your net sheet:
- Commission: sale price multiplied by your commission rate.
- Deed documentary stamps: sale price multiplied by 0.007.
- Owner’s title policy: request an exact quote from the title company.
- Mortgage payoff: lender payoff letter plus daily interest through your closing date.
- Prorations: compute through the day of closing for taxes and dues.
Example at 500,000 dollars
- Sale price: 500,000 dollars
- Commission at 5.5 percent: 27,500 dollars
- Deed doc stamps at 0.007: 3,500 dollars
- Owner’s title policy: obtain a title quote and plug it in as a line item
- Mortgage payoff: enter your actual payoff letter amount and add per‑day interest to the closing date
- Prorations: calculate based on the calendar and whether taxes or dues are already paid
Start with the sale price, subtract commission, deed doc stamps, estimated title premium, your loan payoff, recording fees, and prorations. Then confirm the final figure with your title company’s preliminary settlement statement several days before closing.
Timing that shifts your net
Some items are time sensitive and can change your proceeds if they slip.
- Estoppel certificate timing. Associations have response windows and can charge higher rush fees. Late estoppels delay closings and may add unexpected costs.
- Payoff statement validity. Many payoff letters expire within 10 to 30 days. If your closing moves, request an updated payoff so daily interest does not create a shortfall.
- Title commitment and lien searches. Order early so any liens, judgments, or violations are found and cleared before closing.
- Property tax calendar. Florida tax bills issue around November 1. If you close late in the year or after bills go out, prorations and credits can be larger. Homestead status changes can impact assessed value for the buyer and affect expectations around future tax bills.
- Recording, funding, and proceeds. Documentary stamps and recording fees are settled at recording. Depending on the title company’s procedures, recording can affect timing of your proceeds disbursement.
Common pitfalls to avoid
- Estoppel surprises. Unpaid fines, pending special assessments, or larger than expected estoppel fees can appear late.
- Payoff miscommunications. Outdated payoff dates, daily interest not added, or prepayment penalties that were not disclosed can change the net.
- Late title issues. Contractor claims, unrecorded violations, or unknown liens can surface in title work and require payoffs.
- Incorrect prorations. Do not assume taxes are paid or unpaid without checking the bill and year‑to‑date status.
- Contract changes. Repair credits, concessions, or appraisal adjustments can appear during underwriting and reduce proceeds if not reflected in your net sheet.
- Title policy payer. In much of South Florida sellers pay for the owner’s policy, but contracts can shift this. Confirm who pays before you finalize your estimates.
- Wire fraud risk. Only use verified wiring instructions and confirm by phone with a known number for your title company before you send or receive funds.
Seller checklist for a smooth closing
- Ask your listing advisor to draft a net sheet at the start and update it when price, credits, or closing date changes.
- Order early: association estoppels, title commitment, and all payoff statements with expiration dates noted.
- Confirm who pays for the owner’s title policy, estoppel, recording, and closing fees based on the contract and local custom.
- Request an itemized draft settlement statement several days before closing to confirm final proceeds.
- Verify contacts for your title officer and lender and agree on how wiring instructions will be delivered and confirmed by phone.
- Check the Palm Beach County Clerk fee schedule through your title company to price recording accurately.
- Ask the title team to search for municipal code violations or contractor claims that may impact title.
- If you will carry seller financing, ask the settlement agent about documentary stamp and intangible tax responsibilities.
West Palm Beach nuances to note
- Seller-paid owner’s title policy is common in this market, but always verify with your contract and title company.
- Association estoppels are routine for condo and HOA properties and can take time. Start early to avoid rush fees.
- Property tax prorations move with the calendar. Late-year closings can create larger credits or debits depending on whether bills are out and paid.
- Payoff letters expire and interest accrues daily. Align payoff dates with your closing date to avoid shortages.
How we help you plan your net
You deserve a clear, defensible proceeds number well before you sign closing papers. A strategy‑first approach means building your net sheet with hard formulas for Florida deed taxes, market‑accurate commissions, and real payoff letters, then layering in verified title premiums, estoppels, recording, and prorations tied to your exact closing date. You get proactive coordination with title, associations, and lenders so timing does not erode your proceeds.
If your sale involves cross‑border considerations, coordinated referrals to legal and tax advisors can help align your transaction with your larger planning. Ready to map your net and timeline with precision. Schedule a private consultation with Unknown Company.
FAQs
What is a seller net sheet in West Palm Beach
- It is an estimate of your net proceeds after subtracting commissions, Florida deed taxes, title costs, payoffs, and prorations from your sale price.
Who pays Florida deed documentary stamp tax in Palm Beach County
- In Florida, the seller typically pays the documentary stamp tax on the deed, calculated as the sale price multiplied by 0.007.
How are property taxes prorated at a WPB closing
- Taxes are prorated through the day of closing based on the calendar and whether the bill is paid. You may see a debit if unpaid or a credit back if already paid.
What is an HOA or condo estoppel certificate and who pays it
- It is a document showing dues status, unpaid balances, and assessments. Associations charge a fee. In many South Florida deals, sellers pay, but the contract decides.
When should a seller order a mortgage payoff letter
- Order early, then refresh it close to the final closing date because payoff letters often expire within 10 to 30 days and interest accrues daily.
Do sellers in South Florida pay for the owner’s title insurance policy
- It is common in Palm Beach County for sellers to pay for the owner’s policy, but practices vary and contracts can reassign it. Confirm with your title company.
Which fees often surprise WPB sellers late in the process
- Estoppel rush fees, undisclosed special assessments, payoff interest or penalties, recording fees for releases, and changes from repair credits or concessions.
How can a seller avoid wire fraud when receiving proceeds
- Only use wiring instructions from your title company and confirm them by calling a known phone number. Do not rely on emailed instructions without verification.
