Selling a House in Florida: A Step-by-Step 2026 Guide

Selling a house in Florida follows a predictable path, but a few state-specific rules trip up sellers who treat it like any other market. Florida has its own disclosure standard, its own transfer tax, and no state income tax, and South Florida homes take longer to sell than the statewide average. Here is the process step by step, with the numbers that matter in 2026.

Key Takeaways

• Florida sellers must disclose known defects that materially affect value (the Johnson v. Davis rule), even on as-is sales.
• The documentary stamp tax on the deed is $0.70 per $100 of price statewide ($0.60 in Miami-Dade on a single-family home), customarily paid by the seller.
• Total selling costs commonly run 8 to 10 percent of the sale price including commission.
• Florida has no state income tax, and federal law lets you exclude up to $250,000 of gain ($500,000 married) on a primary home.
• South Florida homes were taking roughly 80 to 113 days to go under contract in 2026, longer than the state median near 69 days.

Step 1: Price it to the current market

Overpricing is the most common and most expensive mistake. Buyers and their agents compare your home to everything else active, and a price set above recent comparable sales sits while fresher listings sell. Start from a real comparative market analysis, not a portal estimate. Our guide to selling your home quickly in South Florida walks through pricing strategy in more detail, and you can get a starting figure from our home value tool.

Step 2: Prepare the home and handle disclosures

Clean, declutter, fix the cheap visible items, and consider a pre-listing inspection so nothing surprises you later. Then take Florida's disclosure duty seriously. Under the 1985 Florida Supreme Court case Johnson v. Davis, a seller who knows of a defect that materially affects the home's value, and that a buyer cannot readily see, has a legal duty to disclose it. That duty applies even when you sell as-is. Most sellers use the standard sellers' property disclosure form to document what they know.

Step 3: List and market

Professional photos, an MLS listing, and broad online syndication are the baseline. Strong marketing widens your buyer pool, which is what actually drives competing offers. This is also where an agent earns the commission: positioning, exposure, and negotiation.

Step 4: Review offers and negotiate

Look past the headline price. Financing type, contingencies, inspection terms, the closing date, and the size of the deposit all affect how likely a deal is to close and how clean it will be. A slightly lower cash offer with no financing contingency can beat a higher offer that depends on an appraisal.

Step 5: Understand your closing costs

Florida sellers typically cover several line items at closing. The largest is the real estate commission, commonly 5 to 6 percent total and now fully negotiable after the 2024 NAR settlement changed how buyer-agent compensation is handled. On top of that, the seller customarily pays the documentary stamp tax on the deed, $0.70 per $100 of the sale price statewide (Miami-Dade is $0.60 per $100 on a single-family home). Title insurance, recording fees, and prorated taxes round it out. All in, plan for total selling costs around 8 to 10 percent of the price including commission. Our full breakdown of who pays closing costs in Florida covers the buyer side too, and how much it costs to sell a house itemizes every charge.

Step 6: Mind the taxes

Good news first: Florida has no state income tax, so there is no state capital gains tax on your sale. At the federal level, IRS Section 121 lets you exclude up to $250,000 of gain if you are single, or $500,000 if married filing jointly, as long as you owned and lived in the home as your primary residence for at least two of the past five years. Gain above the exclusion, or a sale that does not meet the test, can owe federal capital gains tax, so talk to a CPA if you are near those limits.

How long will it take?

Timelines vary by market. Statewide, Florida homes were taking a median of roughly 69 days to go under contract in 2026, but South Florida runs longer: Broward County was near 80 days and Miami near 113. Add about 30 to 45 days to close after you accept an offer. Pricing right is the single biggest lever on speed.

Frequently asked questions

Do I have to disclose problems when selling a house in Florida?

Yes. Florida law requires you to disclose known defects that materially affect the home's value and are not readily observable, even on an as-is sale. Failing to do so can lead to liability after closing.

How much tax do I pay when selling a house in Florida?

Florida has no state income tax. You pay the documentary stamp tax on the deed (about 0.7 percent of the price) at closing, and possibly federal capital gains tax on profit above the $250,000 or $500,000 exclusion.

Do I need a real estate agent to sell my house in Florida?

No, but most sellers net more with one. An agent prices, markets, and negotiates the sale, and handles the contracts and deadlines. You can also sell on your own or to a cash buyer if speed matters more than price.

Ready to sell your South Florida home? Pure Equity Realty handles pricing, marketing, disclosures, and closing so you net more with less stress. Start with a home valuation or contact our team today.

Sources

• Florida Department of Revenue, Documentary Stamp Tax
• 26 U.S. Code 121, Exclusion of gain on sale of a principal residence
• Redfin, Florida Housing Market data

This article is for general information and is not legal, tax, or financial advice. Confirm current rates and your specific situation with a licensed agent, attorney, or CPA.