By Elizabeth Costa | Top Real Estate Agent in Doral & Miami | The Keyes Company
15+ years of experience · 300+ closed transactions · Bilingual: English & Spanish
Exclusive Member of Forbes Global Properties · Founding Member of Luxury Portfolio International
Last updated: October 2, 2026
What closing costs does a buyer pay in Doral and Miami-Dade?
In Miami-Dade, the buyer customarily pays the owner's title insurance policy and chooses the title agent. Buyers who finance also pay doc stamps on the mortgage ($0.35 per $100), the intangible tax (0.2% of the loan), lender fees, and prepaid insurance and tax reserves. The seller customarily pays doc stamps on the deed. Every item is negotiable in the contract.
In This Guide
The most common surprise I see with Doral buyers is not the price of the home. It is the cash needed at closing on top of the down payment. In Miami-Dade, the local customs on who pays what are different from much of Florida, so buyers who have purchased elsewhere are often caught off guard.
I am Elizabeth Costa, a Realtor with The Keyes Company in Doral. This guide breaks down the costs that buyers usually pay in Miami-Dade, using official Florida rates and real Doral closing prices from my MLS export. It is part six of my Doral due diligence series, after flood zones, homeowners insurance, HOA vs CDD fees, homestead and portability, and buying a condo.
Who Pays What in Miami-Dade
| Cost | Who usually pays in Miami-Dade | Set by |
|---|---|---|
| Owner's title insurance policy | Buyer (and buyer chooses the title agent) | Florida rule 69O-186.003 |
| Lender's title policy and endorsements | Buyer, if financing | Florida rule 69O-186.003 |
| Doc stamps on the mortgage note ($0.35 per $100) | Buyer, if financing | Florida Department of Revenue |
| Intangible tax on the mortgage (2 mills, or 0.2%) | Buyer, if financing | Fla. Stat. 199.133 |
| Doc stamps on the deed ($0.60 per $100; plus $0.45 surtax if not a single-family home) | Seller, by custom | Florida Department of Revenue |
| Lender fees, appraisal, credit report | Buyer | Your loan estimate |
| Prepaids and escrow: insurance, flood insurance, property tax reserves | Buyer | Your lender and insurer |
| Inspections, wind mitigation, four-point, survey | Buyer | Your vendors |
| HOA or condo estoppel certificate | Set by the contract | Fla. Stat. 720.30851 and 718.116 caps |
Sources: Florida Department of Revenue, Documentary Stamp Tax, Fla. Stat. 199.133, Fla. Admin. Code 69O-186.003, and Florida Department of Financial Services, Title Insurance.
Title insurance premiums in Florida are promulgated, meaning the state sets the rate: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1 million, and $2.50 per $1,000 from $1 million to $5 million. According to the Florida Department of Financial Services, the party who pays the premium gets the first choice of closing agent, subject to lender approval. Title agents still charge separate settlement and search fees, so compare the full estimate.
Doral Examples at Today's Prices
I took the median sale price of 188 Doral closings in my Miami-Dade MLS export (June 26 to September 24, 2026) and calculated the three costs that Florida sets by law or rule, assuming a buyer who finances 80% of the price.
| Doral property type | Median sale price | Owner's title premium | Mortgage doc stamps (80% loan) | Intangible tax (80% loan) |
|---|---|---|---|---|
| Condo | $377,500 | $1,962.50 | $1,057 | $604 |
| Townhouse | $657,500 | $3,362.50 | $1,841 | $1,052 |
| Single-family | $1,055,000 | $5,212.50 | $2,954 | $1,688 |
How to read this: these are only the state-set items. Your total also includes lender fees, the lender's title policy, settlement fees, recording, inspections, and prepaids, which vary by loan and property. Your lender's Loan Estimate is the place to see the full number. Browse homes by type on my Doral condos for sale, Oasis Park Square townhomes, and Doral real estate pages.
Cash vs. Financed Buyers
Of the 188 Doral closings in my sample, 53 were cash purchases (28%), including 27 of the 68 condo sales. Cash buyers skip the mortgage doc stamps, the intangible tax, lender fees, and the lender's title policy, so their closing costs are much lower. They still pay the owner's title policy, settlement fees, inspections, and insurance.
Financed buyers receive a Closing Disclosure from their lender. According to the Consumer Financial Protection Bureau, lenders must provide it three business days before closing. Compare it line by line with your Loan Estimate and ask about any change. Financing new construction? See how to finance new construction in Doral and the hidden costs of new construction.
Prepaids, Prorations, and Escrow
Prepaids are often the largest line after the down payment. Lenders usually collect the first year of homeowners insurance, flood insurance if required, and a reserve for property taxes and insurance in an escrow account. See my guides to Doral homeowners insurance and Doral flood zones to estimate those premiums early.
Florida property taxes are paid in arrears, so at closing the seller usually credits the buyer for the days of the current year the seller owned the home. Keep in mind that the home is reassessed after the sale, so your future tax bill may be higher than the seller's. My homestead and portability guide explains why.
HOA and Condo Costs at Closing
In most Doral communities, the association issues an estoppel certificate showing what the owner owes. Florida caps the fee: the Florida DBPR lists up to $299 for preparation, plus $119 for expedited delivery and up to $179 if the account is delinquent. Your contract decides who pays it.
Some associations also charge buyers a capital contribution, a transfer fee, or an application fee for approval. Ask for these amounts before you offer, along with the current dues and any special assessment. Communities with a CDD add a line to the property tax bill rather than a closing cost; see HOA vs CDD fees in Doral and Doral Commons as an example.
How to Estimate Your Closing Costs
- Get a Loan Estimate from your lender with your target price and down payment.
- Ask the title agent for a written estimate that includes the owner's and lender's policies and settlement fees.
- Request insurance and flood quotes before your inspection period ends.
- Ask the association for the estoppel fee, capital contribution, and approval fees.
- Budget for inspections, wind mitigation, four-point, and a survey.
- Review your Closing Disclosure three business days before closing.
- Confirm wiring instructions by phone with your title agent, using a number you already know.
For the full purchase process, see the Doral buyer's guide and buying resources. Relocating? Read renting vs buying when relocating to Doral.
For Sellers: Know What Buyers Are Budgeting
When buyers are stretched by closing costs, they often ask the seller for a credit. Knowing the buyer's side helps you price and negotiate. See my complete guide to selling in Doral or request a free home valuation.
Related Doral Research
- Buying a Condo in Doral 2026: Milestone Inspections and SIRS
- HOA vs CDD Fees in Doral 2026
- Doral Homeowners Insurance 2026
- Florida Homestead Exemption and Portability in Doral
- Hidden Costs of Buying New Construction in Doral
- The Complete 2026 Guide to Buying Luxury Real Estate in Doral
Frequently Asked Questions
Know Your Cash to Close Before You Offer
Tell me your price range and down payment. I will walk you through every line Miami-Dade buyers usually pay, the association costs for the communities you like, and what to ask your lender and title agent. Bilingual EN/ES service.
Call or Text (786) 949-3971The Keyes Company · Exclusive Member of Forbes Global Properties · Founding Member of Luxury Portfolio International
15+ years · 300+ closed transactions · Bilingual EN/ES
elizabethcosta@keyes.com · Schedule a Consultation · Free Home Valuation
Serving Doral, Miami, Coral Gables, Weston, Pinecrest, and surrounding South Florida communities
 |
Elizabeth Costa, Realtor | FL Lic. #3234205 Top Real Estate Agent in Doral, Florida | The Keyes Company ☎ (786) 949-3971 ✉ elizabethcosta@keyes.com 📅 Schedule a private consultation 15+ years · 300+ closed transactions · Bilingual EN/ES Office: 4191 NW 107th Ave, Doral, FL 33178 Serving Doral, Miami, Coral Gables, Weston, Pinecrest, and surrounding South Florida communities The Keyes Company: Exclusive Member of Forbes Global Properties · Founding Member of Luxury Portfolio International |
This article is general real estate information, not legal, tax, or lending advice. Rates, fees, and customs can change and every item is negotiable. Confirm your figures with your lender, title agent, and a Florida real estate attorney. I do not recommend specific lenders, title companies, or insurers.