26. September 2026

What Does It Really Cost to Sell a House in Florida, and Do I Need Repairs or Can I Sell As-Is?

Short answer: On a typical Tampa-area home, most sellers pay roughly 6% to 7% of the price once commissions, Florida's deed tax, the owner's title policy and a handful of closing fees are added up, plus their share of this year's property taxes. Commissions are negotiable, so that part of the number is yours to decide. You can sell as-is in Florida, but "as-is" does not remove your duty to disclose known problems, and a home that is hard to insure (often because of the roof) will narrow your pool of buyers.

A worked example on a typical Tampa home

As of August 2026, the median sale price in Tampa was $478,683, according to Redfin's Tampa housing market data. In Pasco County it was $348,833 for the same period, according to Redfin's Pasco County data. For easy math, the example below uses a $479,000 sale in Hillsborough County.

1. Commissions (negotiable): Every 1% equals $4,790 on this price. Since the 2024 NAR settlement, commissions are openly negotiable, and any payment toward the buyer's agent is a separate decision you make with your listing agent. For illustration only, if total commissions came to 5%, that would be $23,950.
2. Documentary stamp tax on the deed: Florida charges $0.70 per $100 of the price (Fla. Stat. 201.02), and the seller customarily pays it. $479,000 ÷ 100 × $0.70 = $3,353.
3. Owner's title insurance: Florida sets the premium by rule (Fla. Admin. Code 69O-186.003): $5.75 per $1,000 up to $100,000, then $5.00 per $1,000 up to $1 million. In Hillsborough and Pasco, the seller customarily pays for the buyer's owner's policy. $575 + (379 × $5.00) = $2,470 for the premium, before any endorsements.
4. Settlement (closing) fee: Not regulated, so it varies by title company. Published 2026 Florida seller-cost guides list about $350 to $600.
5. Title search and exam: About $300 to $500 in those same spring 2026 guides.
6. Municipal lien search: Checks for open permits, code violations and unpaid utility liens. About $150 to $300.
7. HOA estoppel certificate (if you have an HOA): Florida caps this fee. Under the inflation adjustment in effect since July 1, 2022, the cap is $299, plus $119 for rush delivery and $179 more if the account is behind (Fla. Stat. 720.30851). The next adjustment is scheduled for July 2027.
8. Recording and small fees: About $50 to $100.

Adding it up: $3,353 + $2,470 + $1,149 to $1,799 in the other fees = about $6,972 to $7,622 before commissions. With the 5% commission illustration, the total is about $30,922 to $31,572, or roughly 6.5% of the price. Your mortgage payoff, if any, comes out of the proceeds too, but that is your own loan balance, not a selling cost.

Prorated property taxes: your share, not an extra cost

Florida property taxes are paid at the end of the year. The Hillsborough County Tax Collector notes that bills become payable November 1. Because the buyer will pay the full year's bill later, you give the buyer a credit at closing for the days you owned the home.

Example: if the annual bill is $6,000 and you close on October 31, you owned the home for 304 days of 2026. $6,000 × 304 ÷ 365 = about $4,997 credited to the buyer. It is money you would have owed anyway. One note for long-time owners: the buyer's tax bill may be much higher than yours, because the Save Our Homes cap resets when a home changes hands.

Can I sell as-is? What the Florida contract and the law say

Yes. Many Tampa Bay sales use the Florida Realtors/Florida Bar "AS IS" Residential Contract. Under it, you are not required to make repairs unless you agree to in writing. The buyer still gets an inspection period and, according to Florida Realtors, may cancel in their "sole discretion" during that window and get their deposit back. So "as-is" means "no promised repairs," not "no inspections."

It also does not mean "no disclosure." In Johnson v. Davis (Florida Supreme Court, 1985), the court held that a seller who knows of facts that materially affect the home's value, that are not readily observable and not known to the buyer, must disclose them. Florida Realtors notes this duty applies even in as-is sales. Think of a past roof leak or settling cracks you know about.

Florida also requires a flood disclosure under Fla. Stat. 689.302, given at or before the time the contract is signed. It asks whether you know of flooding that damaged the property while you owned it, whether you filed a flood insurance claim (including with the National Flood Insurance Program), and whether you received flood-damage help, such as from FEMA.

The roof, the four-point inspection and insurability

In Tampa Bay, the question is often less "Will the buyer like it?" and more "Can the buyer insure it?" Most buyers with a mortgage must have homeowners insurance to close.

• Four-point inspection: Citizens Property Insurance requires one for homes more than 20 years old. A licensed inspector reports the age, type and condition of the roof, electrical, plumbing and heating/cooling systems. Older electrical panels, aging water heaters or visible leaks can cause problems.
• Roof age: Under Fla. Stat. 627.7011(5), an insurer may not refuse to issue or renew a homeowner's policy solely because a roof is less than 15 years old. For roofs 15 years or older, the owner can get an inspection, and the insurer cannot refuse solely because of age if the roof has at least 5 years of useful life left.

If the roof or a major system is near the end of its life, the practical effect is fewer financed buyers and more cash or investor offers, which are often lower. That is why a pre-listing four-point inspection is usually money well spent: you learn the issues before a buyer does, and you can decide calmly.

Which repairs usually pay back, and which usually don't

Michael is also a Florida Certified Building Contractor, so he looks at a home both as a Realtor and as a builder. The general pattern:

• Usually worth it: anything that blocks insurance or financing (active roof leaks, unsafe wiring, a failing water heater), deep cleaning, fresh neutral paint, landscaping touch-ups, and small fixes buyers notice on a walk-through.
• Often worth considering: smaller, visible updates. In the 2025 Cost vs. Value Report (national averages), a garage door replacement recouped 268% of its cost, a steel entry door 216% and a midrange minor kitchen remodel 113%.
• Usually not worth it just to sell: big remodels. The same report shows an upscale major kitchen remodel recouping 36% and an upscale primary suite addition 18%. A new asphalt roof recouped 68% nationally, though in Florida a roof can matter more because of insurance.

Another option is to get a repair estimate and offer a credit instead of doing the work. That keeps your timeline simple and lets the buyer choose their own finishes.

Questions people also ask

Who pays for title insurance in Hillsborough and Pasco?

By local custom, the seller usually pays for the buyer's owner's title policy in both counties. It is negotiable in the contract. The premium itself is set by the state, so it is the same at any title company, while settlement fees vary.

Do I have to fill out a seller's disclosure form in Florida?

No single general disclosure form is required by law, but the Johnson v. Davis duty still applies, and the flood disclosure is required. Putting your disclosures in writing is highly recommended.

Is selling as-is to a cash buyer always the easiest choice?

It can be simpler, especially for an inherited or estate home. But cash offers are often lower, so compare the offer side by side with what a listed sale would net after costs.

Do open permits matter when I sell?

Yes. A municipal lien search often turns up old permits that were never closed. Buyers and title companies may ask you to close them before closing, so it helps to check early. Owners in Lutz 33549 and nearby areas can look up permit history with their county.

Talk it through with Michael

If you would like to see what your own numbers might look like, or talk through whether to fix, credit or sell as-is, Michael is glad to help. Book a free 15-minute call, or call (813) 453-0108. There is no pressure and no obligation.

This article is general information only and is not legal, tax or financial advice. Fees and customs vary by transaction, so please confirm your figures with your title company, and consult a Florida real estate attorney, CPA or insurance agent about your situation. Michael E. Siebel is a Realtor with LPT Realty.

Last updated: September 2026