What this calculator does
Florida's documentary stamp tax applies to deeds and to mortgage notes, and Miami-Dade has its own rates. This calculator figures the deed stamps, the county surtax on property other than single-family homes, and the taxes on a new mortgage. Florida charges documentary stamp tax on deeds and mortgages. Miami-Dade is unique: deeds for single-family residences pay $0.60 per $100, while other property pays $0.70 plus a $0.45 county surtax per $100. Mortgages pay $0.35 per $100 in note stamps plus a 0.2% intangible tax.
How to use it
- Enter the sale price.
- Enter the mortgage amount, or 0 for a cash purchase.
- Choose single-family residence or other property.
The formula
Deed stamps = (price ÷ $100, rounded up) × $0.60 for a single-family residence in Miami-Dade, or × $0.70 plus a $0.45 surtax per $100 for other property. Note stamps = (loan ÷ $100, rounded up) × $0.35. Intangible tax = loan × 0.2%.
Worked example
Using the default inputs shown in the calculator above:
| Tax | Amount |
|---|---|
| Deed doc stamps ($0.60 per $100 or portion) | $3,600 |
| Miami-Dade discretionary surtax ($0.45 per $100; not on single-family) | $0 |
| Doc stamps on the mortgage note ($0.35 per $100) | $1,680 |
| Nonrecurring intangible tax on the mortgage (0.2%) | $960 |
| Total | $6,240 |
Total documentary stamp and intangible taxes: $6,240. Deed (usually seller) $3,600 · mortgage (buyer) $2,640.
Because this is a single-family residence, Miami-Dade's lower $0.60 deed rate applies and the $0.45 surtax does not. The mortgage adds its own taxes: $0.35 per $100 of note stamps and 0.2% intangible tax, $2,640 on this loan.
How doc stamps work in Miami-Dade
In Florida the seller customarily pays the deed stamps, and the buyer pays the note stamps and intangible tax on their loan. Miami-Dade is the only Florida county with the $0.60 single-family rate and the $0.45 surtax, which funds affordable housing. The taxes are paid when documents are recorded with the Clerk of the Court and Comptroller.
Common mistakes and tips
- Using the statewide $0.70 rate for a Miami-Dade single-family home.
- Forgetting the surtax on condos or multi-family property that do not qualify as a single-family residence.
- Leaving out the buyer's mortgage taxes.
- Not rounding up to the next $100.
Frequently asked questions
What is the doc stamp rate in Miami-Dade?
$0.60 per $100 for deeds on single-family residences; $0.70 plus a $0.45 surtax per $100 for other property.
Who pays documentary stamps in Florida?
By custom, the seller pays deed stamps and the buyer pays mortgage note stamps and intangible tax.
What is the intangible tax?
A one-time 0.2% tax on a new mortgage recorded in Florida.
Is there doc stamp tax on a cash purchase?
Yes, on the deed. There are no note stamps or intangible tax without a mortgage.
Sources
Disclaimer
This calculator provides estimates for educational purposes only and is not financial, tax, legal, real estate, or insurance advice. Consult a licensed professional before making decisions.