Transactional Funding in Jacksonville

You pay them twice, because Florida taxes each instrument, and Duval County pays the standard statewide rate. Deed stamps run 70 cents per $100 of consideration and note and mortgage stamps run 35 cents per $100 of the obligation, in Duval, Clay, St. Johns, Nassau and Baker counties alike. Miami-Dade is the state's only surtax county and charges on a different basis, so do not price a Duval deal off a Miami-Dade number. In an A-to-B-to-C double close there are two deeds, and if both legs are financed, two notes, so the tax lands twice. Consideration expressly includes the amount of any mortgage or other encumbrance, whether or not the underlying debt is assumed. Recording fees are set statewide too, and they are small next to the stamps: $10.00 for the first page of an instrument and $8.50 for each additional page, so two deeds on a double close cost about $20.00 in first-page fees plus $8.50 a page after that. Florida Statutes section 28.24 fixes that schedule and does not let a county add to it, which is why Duval and Clay publish identical numbers. Price the full stamp stack into your spread before you sign, and confirm the exact figures with your Duval closing agent.

The contract decides, even though the statute names the purchaser. Florida Statutes section 201.02 places payment of the deed tax on the purchaser, but in most Florida counties the seller customarily pays deed stamps by contract, and the allocation you negotiate is what controls at the closing table. On a double close that matters twice over: you are the buyer on one leg and the seller on the other, so a default clause you never read can move a few thousand dollars in either direction. Read the tax allocation language on both Duval contracts before you sign.

It turns on whether you are acting for yourself or for another. Florida Statutes section 475.01(1)(a) requires a license to sell, exchange, buy or rent real property "for another" for compensation, with no express exemption for a person selling their own equitable interest under contract. The customary reading is that assigning your own contract sits outside "for another," while marketing the underlying property on a seller's behalf does not. That is a legal characterization, not settled ground, and we are a lender, not your counsel. Assignments and double closes are both common across Florida, Duval County included. Have a Florida real estate attorney review your contract and your marketing language before you run the play.

Jacksonville is selling faster than the rest of Florida, and the trend is improving, not flat. Median days on market ran 63 metro-wide in July 2026, down from 72 a year earlier, and just 59 in Duval County alone, down from 68. Active listings were down 20 percent year over year to 7,813, and the metro median list price was $389,973. That is a faster resale clock than either Tampa (72 days) or Orlando (74 days) on the same dataset. No current Jacksonville flip-rate or ROI figure exists in our research (Jacksonville does not appear in ATTOM's published Q1 2026 metro flip lists), so we will not cite one. Our transactional funding is repaid from the simultaneous resale, so get your B-to-C buyer's proof of funds and lender timeline before you commit to a closing date. Leave room for recording, too: the Duval Clerk publishes that it cannot guarantee same or next-day recording for documents received by mail or through eRecording, and it is not alone among Florida clerks in saying so, so treat that as a general caution rather than a Jacksonville problem.

Distressed supply arrives slower here, and it arrives through the court. Every Florida foreclosure runs through the circuit court, so there is no Texas-style courthouse auction on a short notice period. The national average time to complete a foreclosure was 563 days in the second quarter of 2026, and Florida led the nation in foreclosure rate in the first half of that year. A Jacksonville-specific completion timeline was not available at a citable source, so we will not put a number on it. What that means for a wholesaler: pre-foreclosure and lis pendens leads tend to have a longer runway than in a non-judicial state, and our own remedy on the A-to-B leg runs through the same court system, which is part of why Florida transactional terms price the way they do. Talk to your attorney about how that timeline affects any specific parcel.

Not for the purchase itself. Transactional funding covers up to 100% of the purchase price on the A-to-B leg, and it is repaid out of the simultaneous B-to-C close. What you do need to cover is the closing stack, and in Florida that stack lands twice: deed stamps at 70 cents per $100 of consideration on each of the two deeds, plus recording fees. Price the full stamp stack into your spread before you sign. Subject to underwriting.

Yes. There is no credit check on this program at all. Transactional funding runs with no credit pull and no appraisal, because the money is out for days, not weeks, and the repayment comes from a resale that is already under contract. What we look at instead is the B-to-C buyer: their proof of funds and their lender's timeline. Get both in hand before you commit to a closing date. Subject to underwriting.

A flat fee, not a rate you amortize. The money is out for days, not weeks, so the pricing is structured as a flat fee on the A-to-B leg rather than an interest calculation over a term. Set that fee against your spread alongside the two rounds of Florida doc stamps and recording fees, since together they decide whether the assignment clears. Subject to underwriting.