Florida Documentary Stamp Tax Calculator 2026 — Deed + Mortgage

Florida Documentary Stamp Tax on deeds (F.S. §201.02) is $0.70 per $100 of consideration (or fraction thereof) statewide, except in Miami-Dade County where the rate is $0.60 per $100. The tax is based on the full consideration paid for the property, including any assumption of mortgage. For a $500,000 home purchase in Broward County, the deed stamp tax is $500,000 ÷ 100 × $0.70 = $3,500. In Miami-Dade, the same purchase costs $3,000. The tax is typically paid by the seller but is negotiable between parties. The minimum tax is $0.70.

Florida Documentary Stamp Tax on mortgages and other obligations secured by real property is $0.35 per $100 of the original principal amount (F.S. §201.08). For a $400,000 mortgage, the tax is $400,000 ÷ 100 × $0.35 = $1,400. This tax applies to new mortgages, not refinances in the traditional sense (though refinances that increase the principal balance are taxed on the increase). Home equity lines of credit (HELOCs) are taxed on the face amount when the line is established. The mortgage stamp tax is typically paid by the borrower/buyer.

Florida Intangible Personal Property Tax on new mortgages (F.S. §199.133) is 0.2% (2 mills) of the mortgage principal. For a $400,000 mortgage, the intangible tax is $400,000 × 0.002 = $800. This tax applies to all new mortgages on Florida real property. Unlike the mortgage documentary stamp tax, this is based on the full mortgage amount (not per $100). Refinances that extend or modify an existing mortgage are generally not subject to the intangible tax if they don't create a new obligation. This tax is paid by the borrower.

By custom and statute, the seller typically pays the deed documentary stamp tax in most Florida counties. The buyer typically pays the mortgage documentary stamp tax and intangible tax. However, in Broward County and some other counties, it is common for the buyer to pay the deed stamp tax. In Miami-Dade, the customs are similar to the rest of Florida. These are negotiable items in the purchase contract — either party can agree to pay any of the transfer taxes. New construction deals often have the buyer pay all documentary stamp taxes.

Florida documentary stamp taxes paid on a mortgage are considered financing costs and are NOT directly deductible on your federal return. However, mortgage points (which may be separately tracked) are deductible over the life of the loan or potentially in the year paid if they meet IRS requirements. Documentary stamp taxes on the deed are treated as part of the purchase price (added to cost basis) for capital gains purposes when you eventually sell. This means they increase your cost basis, reducing your future capital gain, rather than providing an immediate deduction.