Seller Closing Costs in Atlantis: What You'll Pay and What You'll Net

Seller closing costs in Atlantis follow the same Florida rules as the rest of Palm Beach County, but the mix of homes here changes the details. Atlantis is a small city built around a golf club, and villas, condos and single-family homes all resell inside the same gates. Many of those homes sit in an association, which adds a few line items that a stand-alone house would not have. This guide goes through each cost and then puts them together in a sample net sheet.

Key takeaways

• Florida's documentary stamp tax on a deed is 70 cents per $100 of the price, and in Palm Beach County the seller customarily pays it.
• By local custom, the seller also pays for the buyer's owner's title insurance policy in Palm Beach County. Florida sets those premiums by rule.
• Association sellers should plan for an estoppel certificate. Florida law caps the base fee at $250, with set add-ons for rush or delinquent accounts.
• Property taxes are paid in arrears in Florida, so sellers usually credit the buyer for the part of the year they owned the home.
• As of October 1, 2026, Pure Equity's MLS data shows only 41 active listings in Atlantis, with a median list price of $284,000.

Atlantis at a glance for sellers

Atlantis covers about 1.4 square miles in east central Palm Beach County, between Military Trail and Congress Avenue. It was planned as a golf and country club community and incorporated in 1959. Lost City Golf Club, a private club with 27 holes, sits inside the city, and HCA Florida JFK Hospital is on South Congress Avenue. Our guide on living in Atlantis covers the city in more depth.

According to Pure Equity's MLS data as of October 1, 2026, Atlantis had 41 active residential listings. The median list price was $284,000, the median list price per square foot was $193, and those listings had been active an average of 94 days. These are asking prices from a very small sample, with condos, villas and houses mixed. They are not sale prices. You can watch the live figures on our Atlantis page.

The main seller closing costs in Atlantis

Most of what you pay at closing falls into a few groups. Some are set by law, some by custom and some by your contract.

Real estate commission

Commission is usually the largest cost. It is fully negotiable and is set in your listing agreement. Since 2024, how buyer agent pay is handled has changed, so ask your agent to show you exactly what you will pay and why. In the sample below, we show commission as a variable, since the rate is whatever you and your agent agree to.

Documentary stamp tax on the deed

Florida charges a documentary stamp tax when a deed is recorded. Under section 201.02 of the Florida Statutes, the rate is 70 cents for each $100 of the price. On a $300,000 sale, that comes to $2,100. In Palm Beach County, the seller customarily pays this tax, although the contract can say otherwise.

Owner's title insurance policy

In Palm Beach County, local custom has the seller pay for the buyer's owner's title policy. Florida sets title premiums by rule, so every agent charges the same base rate. For an owner's policy, the rate is $5.75 per $1,000 for the first $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1 million. On a $300,000 sale, the base premium is $575 plus $1,000, or $1,575.

Title, settlement and search fees

Your title company or closing attorney also charges for its work. That can include a settlement fee, a lien search and a municipal search for open permits or code issues. These fees vary by company, so get a written quote early.

Association costs that add to seller closing costs in Atlantis

Many Atlantis villas and condos, and some houses, sit in an association. As a result, sellers in those communities face a few extra items.

Estoppel certificate

An estoppel certificate shows what you owe the association at closing, such as dues, fees and any special assessments. Florida law sets caps for both condominiums and homeowners' associations. The base fee may not exceed $250. Associations may charge $100 more for delivery within 3 business days, and up to $150 more if the account is delinquent. The statutes also allow these caps to be adjusted for inflation every 5 years, so confirm the current fee with your association.

Dues and assessments

Your dues are usually prorated to the closing date. If the association has passed a special assessment, your contract decides who pays it. So read that section carefully, and tell your agent about any assessment you know of.

Condo documents

If you sell a condo, section 718.503 requires you to give the buyer current copies of the declaration, bylaws, rules, budget and financial statement, among other records. Plan ahead, because some associations charge for copies or take time to provide them.

Property tax prorations in seller closing costs in Atlantis

Florida property taxes cover the calendar year and are paid in arrears. In Palm Beach County, the Tax Collector mails bills by November 1, and taxes can be paid from November 1 through March 31. Early payment earns a discount of 4% in November, 3% in December, 2% in January and 1% in February.

Because of that timing, a seller who closes before the bill is paid usually credits the buyer for the days they owned the home that year. The same idea applies to association dues and any district assessments on the tax bill. Your title company will show each proration on the settlement statement.

A sample net sheet for seller closing costs in Atlantis

The figures below are for illustration only. The sale price, fees, tax bill and loan balance are assumptions, not quotes or market data. Only the doc stamp and title premium follow Florida's published rates.

• Sale price: $300,000
• Commission: your negotiated rate, shown here as X% of the price. Each 1 percentage point is $3,000, so it is left out of the net below.
• Documentary stamp tax (70 cents per $100): minus $2,100
• Owner's title policy (promulgated rate): minus $1,575
• Title, settlement and search fees (assumed): minus $1,000
• Association estoppel certificate (base fee cap): minus $250
• Property tax proration (assumed $5,000 yearly bill, closing September 30): minus $3,740
• Mortgage payoff (assumed): minus $150,000
• Estimated net to seller, before commission: about $141,335

In this example, the costs before the mortgage payoff add up to about $8,665, or close to 3% of the price, not counting commission. Commission comes on top, at $3,000 for each percentage point you agree to. Of the other costs, the tax proration is the biggest. A seller who closes later in the year will owe a larger tax credit, while one who closes in winter will owe less.

To run your own numbers, try our seller closing costs calculator.

Ways to lower seller closing costs in Atlantis

You can't change the doc stamp rate or the promulgated title premium. However, several other costs are open to planning or negotiation.

• Talk through commission. Ask what the fee covers and how buyer agent pay will be handled.
• Request the estoppel early. Ordering on a normal timeline avoids the rush fee.
• Keep the association account current. A delinquent account raises the estoppel fee and can delay closing.
• Clear open permits. A municipal search can turn up old permits that need closing before the sale.
• Watch your closing date. It affects the tax proration and dues, so pick it with your net in mind.

Also look at repair credits with care. A buyer may ask for a credit after an inspection, and that credit comes out of your net just like a fee.

Taxes on your gain beyond seller closing costs in Atlantis

Closing costs are not the only thing that affects what you keep. If you sell your main home at a gain, the IRS lets you exclude up to $250,000 of gain if you file alone, or $500,000 if you file jointly. You generally must have owned and lived in the home for at least two of the five years before the sale. Many long-time Atlantis owners fall under those limits, but check with a tax pro before you sell.

For a statewide view of who pays what, read our guide on who pays closing costs in Florida.

Frequently asked questions

How much are seller closing costs in Atlantis?

It depends on the price, the commission, the association and the closing date. In our sample, costs other than commission came to about 3% of the price before the mortgage payoff. Commission is added on top at whatever rate you negotiate, and your own number may be higher or lower.

Who pays the doc stamps on a deed in Palm Beach County?

The seller customarily pays the documentary stamp tax on the deed. The contract can change that, so read it before you sign.

Does the seller pay for title insurance in Atlantis?

Yes, by Palm Beach County custom the seller pays for the buyer's owner's policy. Florida sets the premium rates, so the base cost is the same at any title company.

What is an estoppel fee, and do I have to pay it?

It is the association's charge for a statement of what you owe at closing. If your home sits in a condo or homeowners' association, expect the closing to need one. Florida law caps the fee.

Why do I owe the buyer for property taxes?

Florida taxes are paid in arrears. The buyer will pay the full bill later in the year, so you credit them for the days you owned the home.

Sources

• Pure Equity, Atlantis market data (as of October 1, 2026)
• City of Atlantis, History of Atlantis
• Historical Society of Palm Beach County, Atlantis
• U.S. Census Bureau, 2020 Gazetteer file for Florida places (land and water area)
• HCA Florida JFK Hospital
• Lost City Golf Club
• Florida Statutes, s. 201.02 documentary stamp tax on deeds
• Florida Administrative Code, Rule 69O-186.003 title insurance rates
• Kelley, Grant and Tanis, title insurance custom in Palm Beach County
• Kelley, Grant and Tanis, Palm Beach County closing costs by side
• Florida Statutes, s. 720.30851 HOA estoppel certificates
• Florida Statutes, s. 718.116 condominium estoppel certificates
• Florida Statutes, s. 718.503 condo resale disclosure
• Palm Beach County Tax Collector, property taxes
• IRS, Topic 701 sale of your home

This article is general information, not legal, tax or financial advice. Talk with a Florida real estate attorney or tax professional about your own sale.

Want to know what you will walk away with? A Pure Equity agent will prepare a personalized net-proceeds sheet for your Atlantis home, with no obligation. Request your net sheet or check what your home is worth. Buying in Atlantis instead? Talk with a buyer's agent about the few homes on the market.