Hi, I'm Rachel Williams, a Realtor and Real Estate Advisor with The Premier Group at Compass, specializing in Delray Beach luxury homes and condos. I live in Delray and work these neighborhoods every day, and most of my buyers are relocating from New York, New Jersey, Boston and Miami. This post covers how closing costs work across Palm Beach County, including Delray Beach, Boca Raton and West Palm Beach. Use the numbers as a starting point, since every deal is a little different. Every rate here comes from Florida law, the Florida Department of Revenue or the state's title insurance rate rule, and if I can't confirm something, I'll tell you.
Both. In Florida, the buyer and the seller each pay their own set of closing costs. In Palm Beach County, the seller customarily pays the state tax on the deed and the owner's title insurance policy that protects the buyer. The buyer pays the taxes and fees tied to their mortgage, plus inspections, insurance and the lender's title policy.
The other part of the answer matters just as much. Most of these costs are set by local custom, not by law. That means almost everything can be negotiated in the contract.
What Sellers Usually Pay in Palm Beach County
Documentary stamp tax on the deed. Florida charges $0.70 for every $100 of the sale price when the deed is recorded. On a $1,000,000 sale, that's $7,000. The rate is the same in every Florida county except Miami-Dade, which has its own structure.
The owner's title insurance policy. This policy protects the buyer's ownership against things like old liens, forgery or recording errors. In Palm Beach County, the seller customarily pays for it and gets to pick the title company. Florida sets the premium by rule, so it costs the same no matter which title company you use: $5.75 per $1,000 for the first $100,000 of coverage, $5.00 per $1,000 from $100,000 to $1 million, and $2.50 per $1,000 from $1 million to $5 million. On a $1,000,000 home, the premium comes to $5,075. What does vary between title companies are their search and closing fees.
HOA or condo estoppel fees. The estoppel letter confirms what the seller owes the association at closing. The standard Florida Realtors/Florida Bar contract lists it as a seller cost. If you're selling a condo, buyers in 2026 are also asking about reserves and structural inspections, which I break down in Downtown Delray Beach Condos: The 2026 Milestone Deadline Buyers Need to Know.
Mortgage payoff and title cleanup. Paying off the seller's existing loan, plus recording fees for any documents needed to clear the title. Getting ahead of the paperwork matters, and so does disclosing what you know about the home. Skipping that is the one mistake that gets home sellers sued.
Real estate commissions. These are negotiable and set in the listing agreement. Since August 2024, buyers sign a written agreement with their own agent before touring homes, and whether a seller contributes toward the buyer's agent is part of the negotiation.
A property tax credit to the buyer. More on this below, because it trips up a lot of people.
What Buyers Usually Pay
Documentary stamp tax on the note. $0.35 for every $100 of the loan amount. On an $800,000 mortgage, that's $2,800.
Intangible tax on the mortgage. A one-time tax of $2 per $1,000 of the loan. On an $800,000 mortgage, that's $1,600.
The lender's title policy. Your lender requires it. Under the standard Florida contract, the buyer pays for it at the simultaneous issue rate, which is discounted when it's issued with the owner's policy.
Loan costs. Origination and underwriting fees, the appraisal and the credit report.
Inspections and survey. The general home inspection, plus a wind mitigation inspection and a four-point inspection if your insurance carrier asks for one. Those same reports can lower your premium, which I cover in How to Save Thousands a Year on Florida Homeowners Insurance in 2026.
Insurance and prepaids. The first year of homeowners insurance paid up front, flood insurance if it's required, prepaid interest and the opening deposit for your tax and insurance escrow.
Recording fees for the deed and the mortgage.
Association application fees. Many condos and HOAs in Palm Beach County require a buyer application and approval, and the applicant pays that fee. It's especially common in 55+ communities, so if that's your search, start with my guide to the best 55+ communities in Delray Beach.
Paying cash? You skip the note stamps, the intangible tax, the lender's title policy and all the loan fees, which takes a real chunk out of your closing costs.
All in, Florida buyer closing costs typically run about 2% to 5% of the purchase price, depending on the loan, insurance and the deal terms.
Real Numbers On a $1,000,000 Delray Beach Home
Here's what the state-set taxes and title premium look like on a $1,000,000 purchase with 20% down and an $800,000 loan.
Who pays | Item | How it's calculated | Amount |
Seller | Doc stamps on the deed | $0.70 per $100 of price | $7,000 |
Seller | Owner's title insurance premium | State promulgated rate | $5,075 |
Seller | Subtotal | $12,075 | |
Buyer | Doc stamps on the note | $0.35 per $100 of loan | $2,800 |
Buyer | Intangible tax | $2 per $1,000 of loan | $1,600 |
Buyer | Subtotal | $4,400 |
These subtotals are only the state-set pieces. The seller still has commissions, title company fees and estoppel fees. The buyer still has lender fees, the lender's title policy, insurance, inspections and prepaids. Your title company will give you the exact figures on your closing disclosure.
Closing costs are a one-time hit. For the costs that come every year, like taxes, HOA dues, insurance and club fees, read East Delray vs West Delray: The Real Cost Difference in 2026 and The Real Cost of Living in Delray Beach. And if you're curious what the top of this market looks like, here's what $5M gets you in Delray Beach.
Property Taxes: The One That Surprises People
Florida property taxes cover the calendar year, January 1 through December 31, and they're paid in arrears. The bill goes out by November 1, with a 4% discount for paying in November, 3% in December, 2% in January and 1% in February. Full payment is due by March 31.
So if you close in June, the seller has lived there for almost six months without paying that year's taxes. At closing, the seller credits the buyer for those days, and the buyer pays the full bill when it arrives in November. Since that year's bill usually isn't out yet, the credit is based on the prior year's taxes. If you close in November or later and the bill is already out, it's usually paid right at closing.
One more thing my relocation buyers need to hear. If the seller had a Florida homestead exemption, the proration is based on their lower tax bill. Florida's Save Our Homes rule caps how much a homesteaded property's assessed value can rise each year, but that cap resets after a sale. Your future tax bill will be based on what the home is worth now, so budget for it to be higher than the seller's. If the home will be your primary residence, apply for your own homestead exemption by March 1. I walk through the filing process, portability and what you'll actually save in Florida Homestead Exemption 2026: How New Palm Beach County Homeowners Save Thousands on Property Taxes, and I sort fact from fiction on this year's proposed changes in Florida Property Tax Changes in 2026: What's True, What's Not.
Moving Up From Miami or Fort Lauderdale? The Rules Change
Who pays for the owner's title policy depends on the county. In Miami-Dade and Broward, the buyer usually pays it and the seller usually covers the title and lien searches. In Palm Beach County, the seller pays for the owner's policy and picks the title company. Miami-Dade also has its own doc stamp rate on deeds. If you've bought or sold down south, don't assume the math carries over.
Coming from New York instead? My complete relocation guide for New York buyers covers the rest of the move, and if you're still choosing a city, this quick video on Delray Beach vs. Boca Raton lays out the differences.
What's Negotiable
Almost all of it. The standard Florida Realtors/Florida Bar contract has checkboxes for who pays for title insurance and who chooses the closing agent, and a seller can agree to credit the buyer toward closing costs. The one thing you can't negotiate is the title insurance premium itself, because the state sets it. The title company's other fees can vary, so it's worth comparing.
Frequently Asked Questions
Q: What is my Delray Beach home worth?
1. Does the seller pay closing costs in Florida?
Yes. Florida sellers typically pay the documentary stamp tax on the deed, real estate commissions, any HOA or condo estoppel fees, and the payoff of their existing mortgage. In most Florida counties, including Palm Beach, the seller also pays for the owner's title insurance policy.
2. Who pays for title insurance in Palm Beach County?
By local custom, the seller pays for the owner's title policy and chooses the title company. The buyer pays for the lender's title policy if they're financing. In Miami-Dade and Broward, the buyer usually pays for the owner's policy instead.
3. How much are doc stamps in Florida?
On the deed, it's $0.70 per $100 of the sale price, usually paid by the seller. On a mortgage note, it's $0.35 per $100 of the loan amount, paid by the buyer. Miami-Dade has its own deed rate.
4. How much are closing costs for buyers in Florida?
Florida buyer closing costs typically run about 2% to 5% of the purchase price. Financed buyers pay more than cash buyers because of loan fees, the doc stamps on the note and the intangible tax of $2 per $1,000 borrowed.
5. Can closing costs be negotiated in Florida?
Yes. Who pays what is mostly set by local custom, not law, so buyer and seller can agree to split costs differently in the contract. A seller can also credit the buyer toward closing costs. The one thing that isn't negotiable is the title insurance premium itself, because the State of Florida sets the rate.
6. Do cash buyers pay closing costs in Florida?
Yes, but less. Cash buyers skip the doc stamps on the note, the intangible tax, the lender's title policy and all loan fees. They still pay things like recording fees, inspections, insurance and title company charges.
7. What is the intangible tax in Florida?
It's a one-time state tax on a new mortgage, charged at $2 per $1,000 of the loan amount. The buyer pays it at closing. On an $800,000 loan, that's $1,600. Cash buyers don't pay it.
8. Who chooses the title company in Florida?
Usually whoever pays for the owner's title policy. In Palm Beach County, that's customarily the seller. The Florida Realtors/Florida Bar contract has a checkbox for this, so it can be changed if both sides agree.
9. How are property taxes handled at closing in Florida?
Florida property taxes are paid in arrears, with the bill going out by November 1. At closing, the seller credits the buyer for the days they owned the home that year, and the buyer pays the full bill when it comes. If you close after the bill is out, it's usually paid at closing.
10. Will my property taxes go up after I buy a home in Florida?
They often do. If the seller had a homestead exemption, Florida's Save Our Homes cap kept their assessed value lower, and that cap resets after a sale. Your bill will be based on what the home is worth now. If it's your primary residence, apply for your own homestead exemption by March 1.
In Florida, both sides pay, and in Palm Beach County the seller usually carries the two biggest state-set items: the deed tax and the owner's title policy. The buyer covers everything tied to the loan and the home itself. Knowing the split before you write an offer gives you room to negotiate, whether that's asking for a credit or deciding who picks the title company.
If you're buying or selling in Delray Beach, Boca Raton or West Palm Beach and want a real estimate for your price point, reach out. I'm happy to walk you through it before you sign anything.
Rachel Williams | Real Estate Advisor and REALTOR
The Premier Group at Compass
Serving Delray Beach • Boca Raton • Palm Beach County
561-900-5477
403 N Swinton Ave Delray Beach, FL 33444
This post is general information, not legal or tax advice. Your title company or closing attorney will confirm the exact costs for your transaction.
