Quick Answers
- Deed doc stamps: $0.70 per $100 of the price, customarily paid by the seller. On a $500,000 sale, that is $3,500.
- Owner's title insurance: Customarily paid by the buyer in Broward, who also usually chooses the closing agent. On a $500,000 sale the premium is $2,575.
- Lender's title policy: $25 when issued with the owner's policy, for coverage up to the purchase price. The buyer pays it.
- Mortgage taxes: A financed buyer pays $0.35 per $100 of the loan in note stamps plus 2 mills of intangible tax. On a $400,000 loan, that is $2,200 combined.
- Seller's biggest non-commission cost: Deed stamps, $3,500 on a $500,000 sale.
- Municipal lien searches: Broward has 31 municipalities, each with its own code, permit, and utility records, so the lien search is city-specific.
- Overall: Buyers commonly pay about 2 to 5 percent of the price in closing costs; sellers commonly pay about 6 to 8 percent including commissions.
Buying or Selling in Broward County?
We handle closings and title insurance for Broward buyers and sellers, residential and commercial.
Broward County closings follow the same state taxes as the rest of Florida, but local custom decides who pays what. In Broward, the seller customarily pays the documentary stamps on the deed, while the buyer customarily pays for the owner's title insurance policy, usually chooses the closing agent, and carries the mortgage-related taxes and lender costs. Palm Beach County, immediately north, follows the opposite title custom. With 31 municipalities, a large condominium market along the coast, and HOA communities inland, Broward closings also involve more city-by-city lien work and association paperwork than many buyers expect. This guide lays out what buyers and sellers actually pay, line by line.
What Buyers Pay at a Broward Closing
| Buyer cost | Typical amount | Notes |
|---|---|---|
| Owner's title insurance | $2,575 on $500,000 | Customarily the buyer's cost in Broward. Set by Florida's promulgated rates. |
| Lender's title insurance | $25 | When issued with the owner's policy, for coverage up to the purchase price. |
| Doc stamps on the mortgage note | $0.35 per $100 of the loan | $1,400 on a $400,000 loan. |
| Intangible tax on the mortgage | 2 mills ($2 per $1,000) | $800 on a $400,000 loan. |
| Loan origination and lender fees | 0.5 to 1 percent of the loan | Shown on the Loan Estimate. |
| Appraisal | $500 to $1,000 | Required by most lenders. |
| Inspections | $400 to $800 | General, wind mitigation, and four point inspections for insurance. |
| Survey | $300 to $600 | Often required by the lender or to remove survey exceptions from the title policy. |
| Association application and approval fees | $100 to $500 | Varies by association. |
| Recording fees | $50 to $200 | For recording the deed and mortgage in Broward's official records. |
| Prepaid items | Varies | Lender-required escrow for insurance and taxes. |
What Sellers Pay at a Broward Closing
| Seller cost | Typical amount | Notes |
|---|---|---|
| Doc stamps on the deed | $0.70 per $100 of the price | $3,500 on $500,000. Customarily the seller's cost. |
| Real estate commissions | Negotiated | Since the 2024 national settlement, buyer's agent compensation is negotiated separately. |
| Association estoppel certificate | Up to $299 | Plus $119 for delivery within 3 business days and $179 if the account is delinquent. |
| Municipal lien search | $150 to $300 | Checks the specific city's code, permit, and utility records. |
| Mortgage payoff and satisfaction | Loan balance plus recording | Ordered by the closing agent. |
| Property tax proration | Varies | Florida taxes are paid in arrears, so the seller usually credits the buyer. |
| Title search, closing, and settlement fees | Varies by provider | Not set by the rate rule; must appear separately on the closing statement. |
Documentary Stamps in Broward
Broward uses the standard Florida rate: $0.70 per $100 of the price on the deed, rounded up to the next $100. The seller customarily pays it, though the contract can shift it. A financed buyer separately pays $0.35 per $100 of the loan on the mortgage note and the nonrecurring intangible tax of 2 mills on the mortgage amount. None of these rates are negotiable; only who pays them is.
| Price | Deed stamps ($0.70), seller | Owner's title policy, buyer |
|---|---|---|
| $300,000 | $2,100 | $1,575 |
| $500,000 | $3,500 | $2,575 |
| $750,000 | $5,250 | $3,825 |
| $1,000,000 | $7,000 | $5,075 |
Title Insurance and the Broward Custom
Florida law does not assign title insurance to either side; the contract does, and Broward contracts usually follow local custom: the buyer pays for the owner's title insurance policy and chooses the closing agent. The buyer also pays for the lender's policy, which costs only $25 when it is issued together with the owner's policy. Palm Beach County, immediately north, follows the opposite custom, which regularly confuses buyers and sellers who move between the two counties. Miami-Dade follows the same title custom as Broward but has its own deed stamp rate; see Miami-Dade closing costs.
The premium is the same no matter who issues the policy, because Florida promulgates title insurance rates. You can run your own numbers with our Florida title insurance calculator.
Municipal Lien Searches Across Broward's 31 Cities
Code enforcement fines, open or expired permits, and unpaid utility balances are usually kept in each city's own records rather than the county's official records, so a standard title search does not find them. In Broward, that means the municipal lien search depends on the city: Fort Lauderdale, Hollywood, Pembroke Pines, Coral Springs, and every other municipality maintains its own systems, and unincorporated areas follow county records. An open permit or code lien discovered late can delay closing for weeks. See municipal lien searches in Florida.
Condo and HOA Costs in Broward
- Estoppel certificate. Due within 10 business days of a request, with fees capped at $299 plus statutory surcharges for rush delivery or a delinquent account. The seller customarily pays.
- Association approval. Many Broward condominiums and some HOAs must approve the buyer, which can take up to 30 days and should be built into the closing date.
- Building reports for condo buyers. Buyers of coastal condo units are entitled to the association's documents and, where they exist, the milestone inspection summary and structural integrity reserve study, with a short statutory window to cancel after receiving them.
Property Taxes: Proration and the Reset After a Sale
Florida property taxes are paid in arrears. Bills go out in November for the current calendar year, so at most closings the year's taxes have not been paid yet. The closing statement prorates them: the seller credits the buyer for the part of the year the seller owned the property, usually based on the prior year's bill.
The bigger issue for buyers is what happens next year. A seller with a homestead exemption has had the taxable value capped by Florida's Save Our Homes limit, sometimes for many years. That cap does not transfer to the buyer. After a sale, the property is reassessed at market value as of January 1 of the following year, and the buyer's first full tax bill can be far higher than the seller's. Buyers should budget from the purchase price, not the seller's tax bill, and apply for their own homestead exemption if the home will be their primary residence.
Cash vs. Financed Purchases in Broward
A cash buyer skips every loan-related cost: the lender's title policy, note stamps, intangible tax, origination fees, the lender-required appraisal, and prepaid escrow. On a $500,000 purchase with a $400,000 loan, the mortgage taxes alone are $2,200, and total loan-related costs commonly run several thousand dollars more. Cash buyers should still order a survey and inspections, because no lender is requiring them and no one else is checking. An owner's title policy matters just as much on a cash deal, and in Broward the buyer customarily pays for it.
Because the Broward buyer pays for the owner's policy, the buyer is the one who benefits from the reissue rate. If the seller bought within the last 3 years and hands over their prior owner's policy, the premium on a $500,000 purchase drops from $2,575 to $1,530. Most buyers never ask for it.
Sellers, meanwhile, often assume the buyer's choice of closing agent also looks out for them. It does not. A seller who wants advice on the contract, payoffs, or estoppel and lien issues should have their own attorney review them before closing.
Worked Example: A $500,000 Broward Home
Here are the statutory and title items on a $500,000 purchase with a $400,000 loan, following Broward custom. Commissions, lender fees, inspections, and association charges are not included.
| Item | Buyer | Seller |
|---|---|---|
| Owner's title insurance | $2,575 | |
| Lender's title insurance (simultaneous) | $25 | |
| Doc stamps on the deed ($0.70) | $3,500 | |
| Doc stamps on the note | $1,400 | |
| Intangible tax | $800 | |
| Total of these items | $4,800 | $3,500 |
Closing on a Broward County property?
Kelley, Grant & Tanis handles residential and commercial closings and issues title insurance for Broward County transactions, with Jerron Kelley leading the firm's real estate and title practice. Call (561) 672-1161 or contact the firm. Related reading: attorney vs. title company for your closing and what title insurance covers.
Frequently Asked Questions
Who pays for title insurance in Broward County?
By Broward custom, the buyer pays for the owner's title insurance policy and usually chooses the closing agent. The buyer pays for the lender's policy as well. The contract controls, and the allocation is negotiable.
What are documentary stamps on a deed in Broward County?
$0.70 per $100 of the price, rounded up to the next $100, customarily paid by the seller. On a $500,000 sale, that is $3,500.
How much are closing costs for a seller in Broward County?
Commonly about 6 to 8 percent including commissions. Deed stamps alone come to about $3,500 on a $500,000 sale, before the estoppel, lien search, payoff, and tax proration.
How much are closing costs for a buyer in Broward County?
Commonly about 2 to 5 percent of the price. On a $500,000 purchase with a $400,000 loan, the owner's and lender's title policies plus mortgage taxes come to about $4,800, before lender fees, appraisal, inspections, survey, and association charges.
How much is the lender's title policy in Broward?
$25 when it is issued at the same time as the owner's policy, for coverage up to the purchase price. Coverage above the owner's policy amount is charged at the regular rate.
Can a Broward buyer get a discount on title insurance?
Often. If the seller's owner's policy was issued less than 3 years earlier and a copy is available, the reissue rate applies, which cuts the premium on a $500,000 purchase from $2,575 to $1,530.
Why does a Broward closing need a municipal lien search?
Code fines, open permits, and utility balances are usually kept in each city's records, not the county's official records, so a title search does not find them. With 31 municipalities in Broward, the search is city-specific.
How much is an estoppel certificate in Broward County?
Florida caps the fee at $299, with $119 more for delivery within 3 business days and $179 more if the account is delinquent. The association must deliver it within 10 business days, and the seller customarily pays.
Is Broward closing custom the same as Miami-Dade?
Partly. In both counties the buyer customarily pays for the owner's title policy. The difference is deed stamps: Miami-Dade charges $0.60 per $100 for single-family homes and condos and $1.05 for other property, while Broward charges the standard $0.70.