Net Sheet Calculators / Buyer
Buyer Estimate
Calculate cash to close and monthly payment with Florida closing costs for any supported county — Orange (Orlando, default), Brevard, Lake, Seminole, Osceola, Volusia, or Polk. Supports all major loan types with a branded PDF export.
Estimate only — not a Loan Estimate or Closing Disclosure
This calculator is a closing cost estimate prepared by MaxLife Realty, a Florida licensed real estate brokerage (FL Broker License #3354351). It is not a Loan Estimate, Closing Disclosure, or settlement statement as defined under RESPA / TILA / CFPB TRID, and is not legal, tax, financial, or investment advice. Only your lender can issue an official Loan Estimate and only your title company can issue an official Closing Disclosure. Actual closing costs depend on your specific contract, title company, lender, and county. Consult your title company, lender, real estate attorney, and CPA before acting on any figure shown here. Download the PDF for the full two-page disclosure document.
Information deemed reliable but not guaranteed · Equal Housing Opportunity · Rates and fees subject to change without notice.
Buyer Estimate
Orange County, FL (Orlando) closing estimate
Optional (for PDF)
Enter a home price and click COMPUTE to see your estimate.
How the Buyer Estimate Works
The Buyer Estimate calculates your total cash required at closing by adding your down payment, prepaid costs (insurance, taxes, interest), title fees, lender fees, and transfer/tax recording costs — then subtracting any seller concession.
Monthly payment (PITI) includes Principal & Interest based on your loan amount, interest rate, and term, plus 1/12th of annual hazard insurance and property tax, and any HOA dues.
Loan-specific fees like FHA Upfront MIP (1.75%), VA Funding Fee (2.15%), and USDA Guarantee Fee (1.0%) are added automatically when you select that loan type. Florida doc stamps on the note ($0.35/$100) and intangible tax on the mortgage ($0.20/$100) are included for all financed purchases.
All figures are estimates. Final numbers depend on your lender, title company, and the specific contract. Consult your lender for an official Loan Estimate.
Formulas Behind the Buyer Estimate
Each line is computed from the price, down payment and loan type you enter, plus county defaults for fees.
Loan = Price − Down PaymentDoc Stamps on the Note = ceil(Loan ÷ 100) × $0.35Intangible Tax on the Mortgage = ceil(Loan ÷ 100) × $0.20 (2 mills)Monthly Payment (PITI) = Principal and Interest + Insurance ÷ 12 + Property Tax ÷ 12 + HOACash to Close = Down Payment + Total Closing Costs − Seller ConcessionClosing costs add prepaids (insurance, taxes, interest), title fees, lender fees, recording and the taxes above, plus the FHA, VA or USDA fee when selected.
Worked Example: $450,000 Home in Orange County
Hypothetical numbers for illustration, not a quote or a forecast. The assumptions:
- →Conventional loan, 10% down, 6.375% rate, 30-year term, no seller concession and no buyer broker fee
- →Hazard insurance at 1.5% of price per year and property tax at the Orange County default of 1.03%, no HOA
- →County fee defaults and title premiums come from the calculator and are estimates
Computed with this page's engine (calcBuyer). Tax lines follow the statutory rates; every other fee is a county default and an estimate. Hypothetical numbers, not a Loan Estimate.
Inputs and Limits
Doc stamp cap not applied
The Florida Department of Revenue says the tax on a note or other written obligation to pay money is capped at $2,450, and that mortgages and other liens recorded in Florida have no cap. This estimate applies $0.35 per $100 to the loan with no cap, which fits a loan secured by a recorded mortgage. Your title company will compute the actual amount.
Deed stamps are not included
Doc stamps on the deed (70 cents per $100 of consideration in every county but Miami-Dade, per the Department of Revenue) are not part of this buyer estimate. Which party pays is set by the contract and local custom, and the Department says all parties to a taxable document are liable regardless of who agreed to pay.
Rounding
Both taxes are computed on the loan rounded up to the next $100. For the intangible tax this can differ from a straight 0.002 multiplication by up to 20 cents.
Fees are county estimates
Title premiums, search and endorsement fees, lender fees (1% origination, appraisal, underwriting and others), recording fees and prepaid months are defaults, not quotes. Title insurance premiums in particular are not tied to a cited rate source here. A lender's Loan Estimate and a title company's closing figures control.
Loan types
Conventional, FHA (1.75% upfront MIP), VA (2.15% funding fee), USDA (1.0% guarantee fee) and all-cash. Mortgage insurance, discount points, rate buydowns and escrow cushions beyond the defaults are not modeled. Seven counties are supported.
Frequently Asked Questions
What are documentary stamps on a Florida mortgage?
A state tax on written obligations to pay money. The Florida Department of Revenue lists the rate as 35 cents per $100 (or portion thereof) of the obligation, capped at $2,450 for a note, with no cap on mortgages and other liens. Because the cap and the rate can interact with how the loan is documented, ask your closing agent for the exact figure.
What is the Florida intangible tax on a mortgage?
A one-time tax of 2 mills (0.2 percent, or $2 per $1,000) on an obligation to the extent it is secured by a mortgage or lien on Florida real property. The Department of Revenue says the lender is the taxpayer liable for the tax and may pass the cost to the borrower, and that it is generally paid to the county when the mortgage is recorded.
Do I pay doc stamps on the deed as the buyer?
This estimate does not include them. The Department of Revenue sets the deed rate at 70 cents per $100 outside Miami-Dade and says all parties to a taxable document are liable regardless of which party agreed to pay. Who pays between the buyer and seller is decided by the contract, so check yours.
Why is cash to close different from my down payment?
Cash to close is the down payment plus prepaids, title and lender fees, taxes and recording, minus any seller concession. In the example above a $45,000 down payment becomes about $65,400 in cash to close.
How accurate is this estimate?
Use it for planning. The tax lines follow the statutory rates, but fees come from county defaults, the doc stamp cap is not applied, and your lender's Loan Estimate and the title company's closing disclosure replace every number here.
Sources and As-Of Dates
- Florida Department of Revenue, Documentary Stamp Tax: deeds 70 cents per $100 (Miami-Dade differs); notes and written obligations 35 cents per $100 capped at $2,450, with no cap on mortgages; all parties liable regardless of who agreed to pay.
- Florida Department of Revenue, Nonrecurring Intangible Tax: 2 mills on obligations secured by Florida real property; lender is the taxpayer and may pass the cost to the borrower; generally paid to the county at recording.
- Florida Statutes 201.08, Tax on promissory notes, written obligations to pay money: paragraph (1)(a): 35 cents per $100 of the debt, not to exceed $2,450 per document (2024 statutes edition).
- Florida Statutes 199.133, Levy of nonrecurring tax: 2 mills on obligations secured by a lien on Florida real property, to the extent secured by that property (2024 statutes edition).
Sources last checked November 1, 2026. Statute links point to the 2024 edition that was fetched. Check the current edition and with your closing agent for any change.