Deciding to Sell Your Fort Lauderdale Home?
Start With the Right Questions.

Deciding to sell isn’t just a real estate decision — it’s a financial one.

Before you list your home, it’s important to understand how selling could affect your net proceeds, taxes, and future plans.

You don’t need to have every answer today, but you do want clarity before making a move.

🧾 Capital Gains Taxes — What Homeowners Should Know

Many Fort Lauderdale homeowners ask whether they’ll owe taxes when they sell. In general (this is not tax advice) — under current IRS rules, if  the home has been your primary residence for at least 2 of the last 5 years, you may qualify for a capital gains exclusion:

💰 Up to $250,000 for single filers
💰 Up to $500,000 for married couples filing jointly

Gains above those thresholds may be taxable depending on your situation.

Military exception: If you're on active duty and need to sell due to PCS orders, special rules may apply.

Important:

Every situation is different. Factors like past rentals, second homes, inherited property, or recent ownership changes can affect the outcome. Scott works alongside your CPA or tax professional to help ensure your selling strategy aligns with your broader financial picture — before you list.

🏦 Mortgage Payoff, Closing Costs & Your Net Proceeds

One of the biggest mistakes sellers make is focusing only on their estimated sale price instead of what they’ll actually receive at closing. Your true net proceeds are calculated after all selling-related costs are accounted for. Here are the most common expenses Fort Lauderdale and Broward County sellers should understand before listing:

🔒 Mortgage Payoff & Loans

• Remaining primary mortgage balance
• Any home equity loans or HELOCs
• Accrued interest through the closing date
  (All loans secured by the property must be paid in full at closing.)
  

🏛️ City, County & State Taxes / Stamps on Deed (Florida)

In Florida, sellers typically pay a Documentary Stamp Tax on the deed, often called “doc stamps.” This is a state tax charged when ownership of real property is transferred. In most Florida residential transactions, the seller pays this cost at closing. The tax is calculated based on the sale price (generally $0.70 per $100 of consideration, though rates can vary slightly by county; e.g., “$500,000 sale ≈ $3,500 doc stamps”). Because this expense is tied directly to the final sale price, it’s an important part of estimating your true net proceeds before listing. A seller net sheet will always include an estimate for documentary stamp taxes so there are no surprises at closing. These are calculated based on the sale price and are paid at closing. In Florida, sellers are typically responsible for:

• Florida Documentary Stamp Tax on the Deed
• Any applicable county or municipal surtaxes
  

🧾 Title Company / Attorney Closing Costs

These vary slightly by transaction but are standard in Florida closings. Depending on how the transaction is structured, sellers may pay:

• Title search and settlement fees
• Attorney or title company closing fees
• Recording fees
• Courier, document prep, and administrative charges
  

🏷️ Real Estate Commissions

• Compensation agreed to in the listing agreement
• Typically covers professional marketing, representation, negotiation, and transaction management
• Paid from proceeds at closing, not out of pocket

🔧 Repairs, Credits & Buyer Concessions

These items directly affect your net proceeds and should be planned for strategically. Negotiated after inspections, this may include:

• Repair credits
• Buyer closing cost concessions
• Price reductions based on inspection findings

⚖️ Outstanding Liens or Judgments

Identifying these early avoids delays and surprises. Any items attached to the property must be satisfied at closing, such as:

• Municipal liens
• Code enforcement violations
• Unpaid contractor liens
• Judgments or other recorded encumbrances

📆 Prorations & Adjustments

At closing, costs are prorated between buyer and seller, including:

• Property taxes
• HOA or condo fees
• Rent (if tenant-occupied)
• Utilities (if applicable)

📊 Why a Seller Net Sheet Matters

A seller net sheet combines all of the above into a clear estimate showing:

• Expected sale price
• Total estimated selling costs
• Loan payoffs
• Estimated cash proceeds at closing

This is often the moment sellers say, “Okay — now I really understand the decision.”

Scott prepares seller net sheets early in the process so homeowners can decide with clarity, not assumptions.

Understanding your real numbers upfront turns an emotional decision into a confident one.
That clarity is what allows sellers to choose the right timing — or decide to wait — with peace of mind.