How to See What You Will Actually Net on a Naples Sale

The number that matters when you sell is not the list price. It is what you take home after costs and your loan payoff. A Naples seller net sheet starts with a realistic sale price, then subtracts negotiated commission, Florida documentary stamp tax on the deed, tax and HOA prorations and your loan payoff. In Collier County, including Naples and Marco Island, sellers typically pay the documentary stamp tax and the commission, but the owner’s title insurance policy is not a seller cost. Here is how I walk through those lines, and a calculator you can run on your own home.

Start with the sale price, not the list price

Everything on a net sheet begins with the price you are actually likely to sell for. If you run the math on a hopeful list price, the take-home number will be too high. I use a likely sale price and the list price side by side, then we update the sheet when an offer comes in.

Commission is negotiated

The commission is usually the largest line on the sheet, and it is negotiable. Since the 2024 industry settlement, what is offered to a buyer’s agent is a separate conversation, not an assumed split. Ask any agent to show you exactly what each fee covers before you sign a listing agreement.

Documentary stamp tax is not negotiable

Florida charges a documentary stamp tax on the deed at $0.70 for each $100 of the sale price, or any portion of $100. In Collier County the seller typically pays this tax. On the Naples median closed price of $575,000 from the NABOR September 2026 market report, that tax is $4,025. The rate is set by Florida law, and it is one of the costs sellers most often forget to budget.

What you do not pay in Collier County

In Naples and on Marco Island, the owner’s title insurance policy is customarily paid by the buyer, not the seller. Title fees are not a seller cost here either. That is different from what many sellers expect if they have sold in another Florida county, so I flag it on every net sheet I prepare.

Prorations and your loan payoff

Florida property taxes cover the calendar year and are paid in arrears, so at closing you typically credit the buyer from January 1 through the day before closing. HOA or condo dues are prorated the same way, and some associations charge an estoppel fee for the account letter the closing needs.

Your mortgage payoff is not a selling cost, but it comes out of the proceeds. It includes the remaining balance plus interest through the closing date. The balance on your latest statement is not the figure the title company will use, so we request the official payoff from your lender.

Other small items, such as a repair credit or a seller concession, depend on the contract. I leave those blank until we have an actual offer.

I wrote a longer walkthrough of selling costs in Naples if you want more context. For a number on your home, use the net proceeds calculator or start on my sell page, and I will build a full sheet for you.

Featured home: 4442 18th Ave SW

My listing at 4442 18th Ave SW in Golden Gate City is a remodeled pool home I can walk through on a net sheet if you want to see how these lines look on a real Naples sale. Offered at $665,000:

• 4 bedrooms and 4 baths, with 1,584 square feet of living space
• A heated saltwater pool, covered lanai and outdoor kitchen
• A converted garage guest suite with its own bedroom, bath and kitchenette, plus an air-conditioned outbuilding
• A fully fenced 0.23 acre lot with gated side access, a metal roof, room for a boat or RV, and no HOA

See the photos and details on the 4442 18th Ave SW listing page, or call me for a private showing.

How I help

When we talk about selling, I start with a likely sale price and a net sheet, not just a list price. I will show you the commission, the documentary stamp tax, the prorations and the payoff, and I will be clear about what you do not pay in Collier County. I hold the 2025 International President’s Premier award, an award given to the top 1% of Coldwell Banker agents worldwide, and was RealTrends #3 in Naples (2025). If you want the value side first, start with what your home is worth. In English and Spanish, since 2013.

What will I net if I sell my Naples home?
Start with a realistic sale price, then subtract negotiated commission, Florida documentary stamp tax at $0.70 per $100, tax and HOA prorations and your loan payoff. In Collier County the owner’s title policy is not a seller cost. A net sheet and the calculator will give you a clearer number than a rule of thumb.

Who pays documentary stamp tax on a Naples home sale?
Florida charges $0.70 per $100 of the sale price on the deed, and in Collier County the seller typically pays it. On a $575,000 sale, that tax is $4,025.

Do Naples sellers pay for the owner’s title insurance policy?
Not by local custom. In Collier County, including Naples and Marco Island, the buyer typically pays the owner’s title insurance policy, and title fees are not a seller cost.

How do I estimate my net proceeds before I list?
Run my net proceeds calculator with a realistic sale price, or call me and I will prepare a full net sheet for your home. The exact figures on your closing statement will come from the title company.

Thinking about selling? Run the net proceeds calculator, get your home value, or call or text me at (239) 289-0749. Se habla español.