Average Closing Costs in South Florida: County-by-County Guide

Most buyers in Miami-Dade, Broward, and Palm Beach can expect total closing costs (excluding down payment) of roughly 2%–4% of the purchase price in 2025. On a $450,000 purchase, that's often $9,000–$18,000, depending on county taxes, title fees, and services like inspections and surveys, not on your interest rate.
South Florida county-by-county closing cost infographic showing 2%–4% ranges and typical buyer fees for Miami‑Dade, Broward, and Palm Beach on a $450,000 home.

South Florida buyers are often surprised that closing costs can swing by thousands depending on the county, the home type, and the property's tax/insurance profile. "Surprise fees" and "cash-to-close confusion" are two of the biggest pain points we see, especially when county differences change the budget at the last minute.

If you're exploring ways to reduce your upfront costs, check out our guide on FHA and low down payment options in South Florida.

Buyer Tip: Ask your lender for a Loan Estimate early: it's the best way to avoid last-minute surprises.

Main Components of Buyer Closing Costs in Florida

While exact numbers vary by property and vendor, most South Florida buyers will see versions of these line items:

  • Title insurance (owner's + lender's policy) – applies to all home types

  • Title/settlement and closing fees – applies to all home types

  • State and county recording fees – applies to all home types

  • County documentary stamp tax on the deed (usually paid by seller in South Florida, but can be negotiated)

  • Inspections and appraisal – applies to all home types

  • Survey – typically required for single-family homes and townhomes; often waived for condos

  • Prepaid items and escrows (taxes, insurance, occasionally HOA) – applies to all home types. Insurance prepaids can be significant in Florida. Learn more in our breakdown of why Florida home insurance costs are so high.

  • Attorney fees (optional in most cases, more common in higher price points)

Which Fees Are County-Influenced vs Universal?

Universal (similar across all three counties):

  • Title insurance base premiums (state-regulated)

  • Inspection and appraisal costs

  • Survey costs (varies by lot size, not county)

County-influenced:

  • Property tax and insurance prepaids (biggest driver of differences)

  • Recording fees (minor variations based on document count)

  • Doc stamp practices (negotiable, but customs vary)

Insider note: Prepaids often increase unexpectedly when buyers choose homes in flood zones or areas with higher HOA reserves. Always ask for an escrow breakdown early.

County Comparison at a Glance

Here's how typical buyer closing costs compare on a $450,000 home:

Cost Category

Miami-Dade

Broward

Palm Beach (inland)

Title + settlement

$1,900–$2,400

$1,800–$2,300

$1,800–$2,300

Recording/gov fees

$200–$350

$200–$325

$200–$325

Inspections + appraisal

$900–$1,200

$900–$1,200

$900–$1,200

Survey (if needed)

$400–$550

$400–$550

$400–$550

Prepaids/escrows

$4,000–$6,500

$3,500–$6,000

$3,200–$5,500

Estimated Total

$7,400–$10,900+

$6,800–$10,400+

$6,500–$9,900+

These are not quotes, but realistic 2025 ranges based on current market data and typical transactions we see in South Florida lending.

Why it matters:

  • Miami-Dade tends to run higher due to insurance + taxes → expect a larger escrow requirement, especially near the coast

  • Broward often falls in the middle, with predictable costs in master-planned communities

  • Palm Beach (inland) can be more tax-efficient, though coastal areas run closer to Miami-Dade levels

FAQ: South Florida Closing Costs

Are closing costs negotiable in Florida?

Yes. Buyers can request seller credits to cover part or all of their closing costs. This is especially common in slower markets or with motivated sellers. You can also explore down payment assistance programs that work alongside seller credits.

Do buyers pay doc stamps in Miami-Dade?

Typically, sellers pay doc stamps on the deed in South Florida purchase contracts, but this is negotiable. Always review your contract carefully.

Can seller credits reduce my closing costs to zero?

In many cases, yes, if the seller agrees to a credit that covers your non-prepaid closing costs. However, you'll still need to cover your down payment and any prepaid items your lender requires.

How do new construction closing costs differ?

New construction often includes builder credits that can offset closing costs. Learn more in our guide on new construction incentives and what first-time buyers should know.

Final Takeaways

  • Plan for 2%–4% of the purchase price in closing costs as a starting point

  • Title insurance, recording fees, inspections, and surveys are similar across counties; the biggest differences are in taxes and insurance prepaids

  • Miami-Dade often runs highest on prepaids, Broward in the middle, and Palm Beach (inland) can be slightly more efficient at comparable prices

  • Buyer credits and assistance programs can significantly reduce your out-of-pocket costs

  • A customized quote from your lender and title company is the only way to see your exact 2025 numbers

For more detailed guidance on the full homebuying process, see our guides on Florida insurance costs,low down payment options, and new construction incentives.

If you're thinking about buying in Miami-Dade, Broward, or Palm Beach and want a closing cost estimate tied to your price range and county, we'll show you your exact cash-to-close estimate before you place any offer:

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* Specific loan program availability and requirements may vary. Please get in touch with your mortgage advisor for more information.