Selling My Jacksonville-Area Home? Here's What You Net

By Brian Sacks, SRES®, Christie's International Real Estate First Coast · October 13, 2026

Key Takeaways

• Across NEFAR's six-county region, the September 2026 median single-family price was $399,000 with a median of 36 days on market, but your net depends on your own contract, not the median.
• Start your worksheet with the contract price, never the listing price.
• Florida's documentary stamp tax rate is $0.70 per $100 (or fraction of $100) of consideration, and Duval and St. Johns counties both use that statewide rate.
• Concessions, repair credits, and title company or attorney charges are negotiated or provider-specific, so confirm each one in your contract and settlement statement.
• Commissions are fully negotiable and not set by law, so they belong in your listing agreement conversation, not in a guess.

What gets subtracted when selling my Jacksonville-area home?

Everything comes off the executed contract price: your payoff, doc stamp tax, closing agent charges, credits, repairs, and other seller-assigned costs. Here's the formula in plain English.

Estimated net = contract price, minus mortgage payoff, minus documentary stamp tax, minus title company or attorney charges, minus negotiated concessions, minus agreed repairs, minus other seller-assigned expenses.

I sold 800+ homes with Pulte Homes and Del Webb, and 2,500+ homes as COO of Ocean Avenue Investment Company. The sellers who got surprised were almost never surprised by the math. They were surprised by a line they hadn't planned for. So let's walk the lines in order.

1. Start with the contract price

Use the price in the signed contract, not the number on the listing. If the contract is amended after inspection, your starting number changes with it.

2. Subtract your mortgage payoff

Ask each lender and lienholder for a written payoff statement. The payoff can differ from the balance on your monthly statement because it may include accrued interest, release or administrative charges, and timing through your closing date. Don't use the number from your last mortgage bill.

3. Subtract documentary stamp tax

This is the one fixed number in the whole subtraction. The Florida Department of Revenue lists the rate for documents transferring an interest in Florida real property at $0.70 per $100, or fraction of $100, of consideration, except in Miami-Dade County. Florida Statutes section 201.02 says the same thing for deeds and other conveyance instruments.

Two practical notes:

• The rate applies to each $100 or fraction of $100, so the taxable amount rounds up to the next $100 increment.
• Who pays can be addressed by agreement between the parties. Don't assume. Read that clause in your contract and ask your closing agent to confirm it.

4. Subtract title company or attorney charges

In Florida, closings are handled by either a title company or a real estate attorney, and both are completely normal. Charges vary by provider, by your contract, and by lender requirements. Some sellers like the streamlined feel of a title company. Others prefer an attorney, especially when the situation has legal wrinkles. I'll help you compare quotes either way.

5. Subtract concessions, credits, and agreed repairs

If you agreed to a buyer credit or to fix something after inspection, those come out of your proceeds. They're negotiated, so they're only as big as you agreed. This is where I earn my keep at the negotiating table, because every dollar of concession is a dollar off your net.

6. Don't forget the rest

Prorations, recording-related charges, payoff-related fees, and your agent's fee also belong on the sheet. Broker fees and commissions are fully negotiable and not set by law. There is no standard rate. Your listing fee is agreed in your listing agreement, and any compensation you choose to offer a buyer's agent is optional and separately negotiable. If you want to know what that line looks like for your sale, let's talk it through directly.

Want the line-by-line version for your address? I cover the full category list in my post on what it costs to sell a home in Northeast Florida. Your specific number depends on your payoff, your contract, and your closing date, and that's where a personalized net sheet comes in.

How do Duval and St. Johns County sales compare?

The formula is identical in both counties, and the county doesn't change Florida's statewide doc stamp rate. What changes your net is your own payoff, your contract price, and what you negotiate.

I'm not going to put made-up dollar figures in front of you, because a fake "typical" number is worse than none. Here's how the same formula plays out in two different situations instead.

A Duval County example, in structure

Picture a Jacksonville seller who has owned a long time with a small remaining payoff. The payoff line is small, so contract price, concessions, and repairs drive the result. A mid-negotiation repair credit moves this seller's net more than any other line.

A St. Johns County example, in structure

Picture a seller in a newer community who bought recently with a large payoff. The payoff line eats a bigger share of the contract price, so the buyer's inspection requests and any credits matter even more. If your neighborhood has a CDD or HOA, ask your closing agent what appears on the settlement statement for those items, because they vary by community.

Same formula, different story. That's why I don't hand sellers a county-wide "you'll net about this much" number. Downsizing out of a larger home in Ponte Vedra? My Ponte Vedra downsizer selling guide goes deeper on that situation.

What the market looks like right now

NEFAR's September 2026 report, covered by News4JAX, showed a $399,000 median single-family price across the six-county region and a median of 36 days on market. Closed sales were 1,581, new listings were 2,199, and active inventory was 6,287 homes, a four-month supply. Those are September figures, not today's snapshot.

Regional medians are context, not a prediction of your price. Your home's value depends on its condition, street, and timing.

When will I know my exact net proceeds?

You'll know your exact number when your closing agent finalizes the settlement statement. There's no fixed number of days, because timing varies by lender, title status, lien resolution, contract deadlines, and your closing date.

Here's how I handle the evolving picture with my sellers:

1. Before listing: we build a net sheet from your payoff and your price range.
2. When an offer comes in: we rerun it using the offered price, the proposed credits, and who is responsible for what.
3. After inspection: we update it again for any agreed repairs or credits.
4. Before closing: your title company or attorney receives the payoff figures, confirms credits, accounts for prorations and recording items, and prepares the settlement statement. I review it with you line by line.

The Consumer Financial Protection Bureau also publishes plain-language material on reading closing documents if you want a second source. Moving here from out of state and selling a home elsewhere? My Jacksonville relocation guide covers the other side of that move.

Common questions

Keep reading

• What It Costs to Sell a Home in Northeast Florida (2026)
• Local Downsizer Guide to Selling in Ponte Vedra
• Relocating to Jacksonville FL: Northern Transplant Guide
• CDD vs. HOA: what you actually pay