Closing costs for buyers in Broward County (2026): every line, with two worked examples

October 29, 2026 · Zach Curtis, REALTOR®, Realty Hub

Closing costs in Florida are a mix of charges set by law, which you can work out to the dollar, and charges set by your lender and the market, which you only learn from your Loan Estimate. Here's every line a buyer in Broward County usually pays, with two worked examples, so the number on your Closing Disclosure isn't a surprise.

The short version

• Set by Florida law: documentary stamp tax on the mortgage note ($0.35 per $100 of the loan), intangible tax on the mortgage (0.2% of the loan), title insurance at the state's promulgated rates, and recording fees.
• Set by your lender: origination, underwriting, appraisal and credit report fees, plus any points you choose to pay.
• Prepaids: the first year of homeowners insurance and a few months of property tax and insurance into your escrow account.
• Usually the seller's in Broward: the doc stamp tax on the deed ($0.70 per $100 of the price). Your contract decides who pays what.

Worked examples: a $350,000 condo and a $500,000 house

Both with 10% down on a 30-year fixed loan. The legal charges are computed from the statute and rule rates; the other lines are typical ranges, and your Loan Estimate gives the real ones.

The fixed legal lines above add up to about $3,781 on the condo and $5,274 on the house, before lender, title company, inspection and prepaid costs. Title rates are the original owner's rates in Florida Administrative Code Rule 69O-186.003; a reissue rate can apply when the seller has a prior owner's policy. Insurance figures are county averages, not quotes.

Run any listing's monthly cost with the mortgage calculator, or browse Hollywood homes, Hallandale Beach condos and Pembroke Pines homes: every listing on zach.homes shows a full monthly cost with its sources.

Charges set by Florida law

Documentary stamp tax on the note. Florida taxes the promissory note at $0.35 per $100, or fraction of $100, of the loan amount (§201.08). On a $315,000 loan, that's $1,102.50. A cash buyer doesn't pay it.

Intangible tax. A one-time 2 mills (0.2%) on the mortgage amount when it's recorded (§199.133).

Title insurance. Florida sets the premium by rule, so every title company must charge the same base rate for the same coverage: $5.75 per thousand for the first $100,000 and $5.00 per thousand from $100,000 to $1 million (Florida Department of Financial Services). When the lender's policy is issued with the owner's policy, the lender's policy is a minimum $25 up to the owner's amount. Settlement, search and closing fees are not set by the state, so compare them. In Broward and Miami-Dade it's common for the buyer to pay for the owner's policy and choose the title company; the standard Florida Realtors/Florida Bar contract lets the parties decide.

Recording. The clerk charges $10 for the first page and $8.50 for each extra page of the deed and mortgage (§28.24).

Deed doc stamps. $0.70 per $100 of the price (§201.02): $2,450 on $350,000 and $3,500 on $500,000. In Broward the seller customarily pays this, but check your contract.

Property tax at closing works backwards

Florida property tax is billed in November for the whole calendar year and paid in arrears. At closing, the seller credits you for their share of the current year, and you pay the full bill when it arrives. Your new bill is based on your purchase price, not the seller's, so use about 1.9% of the price as a planning number until the Broward County Property Appraiser sets the value. If it's your main home, file for homestead by March 1 of the next year; it can take up to $50,000 off the assessed value (Broward County Property Appraiser).

Condo and HOA charges

• Association application and approval fees, if the building approves buyers. See condo rules and approval.
• Capital contribution, a one-time new-owner charge some associations collect.
• Special assessments that are due or scheduled: the estoppel certificate lists them. See who pays a special assessment.

Your timeline and paperwork

1. Your lender sends a Loan Estimate within 3 business days of your application. Compare at least two.
2. Lock your rate when you're ready; Freddie Mac's weekly average 30-year fixed rate was 7.24% for the week of October 29, 2026 (Freddie Mac PMMS, week of October 29, 2026); your rate depends on your credit, down payment and loan type.
3. You receive the Closing Disclosure at least 3 business days before closing (CFPB). Compare it line by line with the Loan Estimate.
4. Before wiring money, call the title company at a number you already know to confirm the wiring instructions. Wire fraud targets closings.

Ways to lower what you bring to closing

• Seller credits toward closing costs, negotiated in the offer.
• Down payment help such as Florida Hometown Heroes, for eligible first-time buyers; see the first-time buyer guide.
• A reissue title rate if the seller has their prior owner's policy.
• Lender credits in exchange for a slightly higher rate; ask your lender to show both options.

Want a cost sheet for a specific home? Send Zach the listing or tell him your budget on Ready to buy. For cash needed on a lower-priced condo, see the $250,000 condo example.

Published October 29, 2026 by Zach Curtis, REALTOR®, Realty Hub, license SL3664129. General information for South Florida, not legal, tax, insurance or lending advice. Laws, programs and prices change; check the official sources above, and ask a Florida attorney, CPA, insurance agent or lender about your situation. Listing numbers are asking prices and rents from BeachesMLS on the date shown. Equal Housing Opportunity. Zach Curtis and Realty Hub follow federal, Florida and Broward County fair housing law. Every listing is open to everyone. We never steer anyone by race, color, religion, sex, national origin, disability, familial status, age, sexual orientation, gender identity, or any other protected class.