What Every Central Florida Home Seller Should Know Before Listing
October 22, 20276
If you’re thinking about selling your home in Orlando, Kissimmee, St. Cloud, Clermont, Winter Garden, or another Central Florida community, you may be wondering:
“How much will it actually cost me to sell my house?”
It’s an important question because your selling price isn’t the same as the amount you’ll walk away with after closing.
Between closing costs, real estate commissions, mortgage payoff amounts, and possible buyer concessions, there are several expenses to consider.
Let’s break down what sellers should know before putting their homes on the market.
1. How Do Real Estate Commissions Work?
Real estate commissions are negotiable and are not set by law.
The amount and structure of compensation depend on the agreements made between the parties and their real estate professionals.
Sellers may negotiate compensation for their listing brokerage and may also choose to offer or negotiate buyer-broker compensation, subject to applicable agreements and rules.
There is no universal commission percentage that every Central Florida seller must pay.
Before signing a listing agreement, ask for a clear explanation of the services provided, compensation terms, and any other brokerage-related fees.
2. What Closing Costs Do Florida Sellers Typically Pay?
Seller closing expenses can vary based on the county, purchase contract, financing, and customary practices.
Potential expenses include:
- Documentary stamp taxes on the deed
- Title insurance and settlement charges, depending on the contract
- Recording or document-related fees
- Property tax prorations
- HOA or condominium transfer-related charges
- Outstanding liens or assessments
- Other negotiated closing expenses
In Florida, the documentary stamp tax on a deed is generally $0.70 per $100 of consideration, or fraction thereof, outside Miami-Dade County, subject to applicable rules and exceptions.
For example, on a $400,000 sale, that would generally be $2,800.
Your title or closing professional can calculate the amount applicable to your transaction.
3. Will You Have to Pay the Buyer’s Closing Costs?
Not necessarily.
However, a buyer may request seller contributions toward eligible closing expenses.
Whether you agree depends on the offer, your expected proceeds, market conditions, and financing limitations.
For example, you might receive an offer at your asking price that includes a request for $8,000 in seller concessions.
That concession would reduce your proceeds compared with an otherwise identical offer without it.
The strongest offer isn’t always the one with the highest purchase price. It’s the one that provides the best overall terms and net outcome.
4. What Happens to Your Existing Mortgage?
If you have a mortgage on the property, the outstanding loan balance generally must be paid off when the home is sold.
Your closing professional will obtain the appropriate payoff information, including any accrued interest and applicable charges.
If you have a home equity loan or HELOC secured by the property, those balances may also need to be addressed.
It’s important to distinguish your mortgage payoff from a selling expense.
The payoff reduces the cash you receive at closing, but much of it represents repayment of money you previously borrowed.
5. Are There Other Expenses Sellers Should Prepare For?
Yes.
Depending on your property and selling strategy, you may also incur expenses for:
- Repairs before listing
- Painting or landscaping
- Professional cleaning
- Staging
- Moving
- Inspection-related repairs
- Home warranty coverage, if negotiated
- HOA or condominium document fees
Not every seller will have all these expenses.
Before spending money on improvements, evaluate whether the work is necessary and likely to support your selling goals.
6. How Much Money Will You Walk Away With?
Let’s look at a simplified example.
Imagine you sell your home for $400,000.
| Item | Example amount |
| Sale price | $400,000 |
| Mortgage payoff | -$250,000 |
| Illustrative brokerage compensation at 5% | -$20,000 |
| Documentary stamp tax on deed | -$2,800 |
| Other estimated closing expenses | -$3,000 |
| Buyer concessions | -$5,000 |
| Estimated proceeds | $119,200 |
This example is for illustration only. The 5% commission is a hypothetical negotiated amount, not a standard or required rate. Actual expenses depend on your contract, property, county, and transaction. The example excludes potential tax liabilities, repair expenses, and other costs.
7. Why Should You Request a Seller Net Sheet?
A seller net sheet is an estimate of how much money you may receive after paying expected transaction expenses and loan balances.
It can help you evaluate:
- Your likely proceeds at different sale prices
- The impact of seller concessions
- Your estimated mortgage payoff
- Expected closing costs
- How much equity may be available for your next purchase
A net sheet is an estimate rather than a guarantee, but it can be a valuable planning tool.
Final Thoughts: Know Your Numbers Before You Sell
Selling a home is a major financial decision.
Understanding your potential expenses before listing can help you set realistic expectations and make informed decisions when offers arrive.
Thinking about selling your Central Florida home?
Let’s review your property’s estimated value and prepare a personalized seller net sheet so you can better understand what you might walk away with after closing.
Because knowing what your home may sell for is important, but knowing what you may actually keep is even better!