Question 1

What does a Florida double close actually cost in tax?

Accepted Answer

Deed stamps on both deeds, and 0.55 percent on each financed leg. Section 201.02(1)(a) charges 70 cents per $100 of consideration on every deed, so an A-to-B-to-C close pays it twice, on two different consideration amounts. Financing adds mortgage stamps at 35 cents per $100 under section 201.08 and the nonrecurring intangible tax at 2 mills under section 199.133, which is 0.55 percent of each recorded loan. On a $200,000 A-to-B and a $260,000 B-to-C, the two deeds alone cost $1,400 and $1,820 (200,000 x 0.7% = 1,400; 260,000 x 0.7% = 1,820). The tax is on the instrument, not on time, so a loan outstanding for one day is taxed exactly like a three-year loan. Budget it into the spread before you sign the A contract, not after.

Question 2

Does Miami-Dade charge a different rate?

Accepted Answer

Yes, and it is the only county that does. Florida DOR sets Miami-Dade deed stamps at 60 cents per $100 plus a 45-cent surtax, with the surtax not applying to a single-family dwelling. So a Miami-Dade single-family deed is 0.6 percent, and everything else there is 1.05 percent. On a $300,000 non-single-family Miami-Dade deed that is $3,150 rather than the $2,100 you would pay elsewhere in Florida (300,000 x 1.05% = 3,150; 300,000 x 0.7% = 2,100). Double that for a double close. If your assignment volume is in Miami-Dade, that difference is the deal on thin spreads. See Miami transactional funding for that market. Florida DOR is explicit that all parties are liable for the tax regardless of who agrees to pay it, so the contract allocation is a negotiation, not a rule.

Question 3

Can I avoid the deed tax by selling the LLC instead of the property?

Accepted Answer

Not inside three years. Section 201.02(1)(b) covers the conduit-entity route directly: where property is conveyed to a conduit entity and the grantor's ownership interest is later transferred for consideration within three years, deed stamps apply at 70 cents per $100 on that transfer. So the entity-sale workaround does not defeat the tax on a short horizon, which is exactly the horizon a wholesaler works on. Related point on the property tax side: the assessment cap in sections 193.1554 and 193.1555 also resets on the cumulative transfer of more than 50 percent of the ownership of the legal entity, so an entity sale is treated like a deed there too. This is a structuring question for your Florida attorney and CPA, not something to work out from a forum post.

Question 4

Is wholesaling legal in Florida?

Accepted Answer

Assignments and double closes are routine here, and the line is about who you are acting for. Section 475.01(1)(a) requires a broker licence to sell, exchange, buy, or rent real property of another for compensation, and section 475.42 makes unlicensed brokerage a criminal offence. The customary reading, and it is a legal characterisation rather than a statute, is that assigning your own equitable interest in a contract you are a party to is not acting for another, while marketing the underlying property on the seller's behalf is. Florida wholesalers market the contract, not the house. No Florida bill regulating residential wholesale transactions is law, and a 2026 session review found none pending. We are a lender, not your counsel: get a Florida real estate attorney to review your contract and marketing before you scale.

Question 5

Will a Florida title agent fund both legs the way I expect?

Accepted Answer

We do not know, and we are not going to guess for you. Whether Florida title agents customarily fund each leg of a double close separately is something we could not verify from a reliable source, and the practice appears to vary by agency. What we can tell you is what is fixed. Section 627.782 requires the state to set title insurance premium rates and provides that they apply throughout Florida, so the premium is identical at every agency and only settlement and endorsement fees vary. Who customarily pays the owner's policy is county custom: buyer in Miami-Dade, Broward, Sarasota, and Collier; seller in most of the rest. Before you commit to a close date, confirm in writing that your chosen agency will handle a same-day A-to-B-to-C and how it wants the funds sequenced.

Question 6

Which Florida markets support wholesale spreads?

Accepted Answer

That is a metro question, and the metro pages answer it. Spread depends on local inventory, days on market, and buyer depth, none of which are state facts. Read Tampa transactional funding, Jacksonville, Orlando, or Fort Myers for conditions. What travels with you into any of them is the tax arithmetic on this page: two deeds at 0.7 percent, Miami-Dade excepted, plus 0.55 percent on any financed leg, all due at recording regardless of how briefly you hold. Price the spread net of that before you tie up a contract.

Question 7

Do you check credit for Florida transactional funding?

Accepted Answer

No credit check and no appraisal. This program funds the A-to-B leg against a signed B-to-C contract, so the file is the paperwork rather than the borrower. There is no score requirement of any kind. We fund up to 100% of the purchase and charge a flat fee rather than a rate, and the timeline is days, not weeks. Subject to underwriting.

Question 8

How much cash do I need for a Florida double close?

Accepted Answer

None toward the purchase, and real money toward the tax. We cover up to 100% of the A-to-B purchase, so the funding gap is not your problem. Florida closing costs are. Deed stamps at 0.7 percent apply to both deeds, and 0.55 percent applies to each financed leg. Bring the closing costs and the flat fee, and have the B-to-C contract signed. Subject to underwriting.

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