BreakThru Realty

Cost to Sell a House in South Miami

Know what you would keep from your South Miami sale, line by line, before you decide to sell.

Every cost a South Miami seller pays at closing, what each one is, who customarily pays it in Miami-Dade County, and how to estimate what you keep.

Reviewed by Tyson E. Sam, Founder and Broker of Record, BreakThru Realty, Florida License 3565210

Selling a house in South Miami has costs a seller can plan for: the Florida documentary stamp tax, title and closing charges, association estoppel fees, prorated property taxes and the brokerage commission. This page works through each one against the live South Miami sold prices, so the net proceeds are not a surprise at the closing table.

South Miami Market at a Glance

Updated November 8, 2026 from BeachesMLS.

Newest South Miami Homes for Sale

The 30 newest homes, condos and townhomes on the market in South Miami, straight from BeachesMLS. The 30 listings on this page run from $410,000 to $5,625,000, with a median of $1,350,000, about $750 per square foot, and they have been listed a median of 39 days.

  • The communities with the most listings here are Cocoplum Terr (2), Cocoplum Terrace Addn Par (2), Cullys Corners (2), Map of Larkins Pines (2) and Royal Palm Villas (2), 10 of the 30; the others are spread across 19 more communities.
  • By type: 26 single-family homes, 2 multifamily properties, 1 condo and 1 townhome or villa.
  • Bedrooms run from studios to 8, a median of 4; they were built between 1925 and 2026, a median of 1970, and 10 in the last ten years.
  • 15 of the 30 have a pool.
  • They sit in 2 ZIP codes: 33143 and 33155.

See every South Miami home for sale with map and filters.

Single-family homesCondos & townhomes
Active listings3015
Median list price$1,997,500$360,000
Median list price per sq ft$945/sq ft$406/sq ft
Average days on market151 days122 days
Sold in the last 90 days2312
Median sold price (90 days)$1,388,000$378,000
Sale price as % of list price94.9%97.8%
Months of inventory3.9 months3.8 months
Median sold price vs. a year ago+10.6%-10.5%

Source: BeachesMLS. Active listings as of November 8, 2026; sold figures cover closings in the last 90 days, compared with the same 90 days one year earlier. Not an appraisal. How these figures are calculated.

The Costs of Selling a House in South Miami, in Order of Size

For most South Miami sellers the list runs: the mortgage payoff, the brokerage commission, the Florida documentary stamp tax on the deed, title and settlement charges, property taxes for the part of the year you owned the home, association fees and estoppel charges where there is an association, and whatever you agree with the buyer after inspection. None of them is paid up front. They are deducted from the sale price on the closing statement, and what is left is wired to you.

Documentary Stamp Tax in Miami-Dade County

Florida charges a documentary stamp tax on every deed, customarily paid by the seller. In Miami-Dade County the rate is 60 cents per $100 of the sale price for a single family home; other property types pay an additional county surtax of 45 cents per $100. On the median South Miami single family home sale of $1,388,000, the 60-cent rate comes to about $8,328. The rest of Florida pays 70 cents per $100, so a Miami-Dade single family seller pays slightly less than a seller across the county line.

Title Insurance and Closing Charges in Miami-Dade County

Who pays for the owner's title insurance policy is a matter of local custom, and it is written into the contract. In Miami-Dade County the buyer customarily chooses the title company and pays for the owner's policy, which is the opposite of most of Florida and saves a South Miami seller a meaningful line on the closing statement. The seller still pays a settlement fee, the title search where the contract assigns it, a municipal lien search, and the cost of clearing anything it turns up, such as an open permit or an unpaid utility balance. All of it is negotiable, so read the contract rather than relying on custom.

Property Taxes, Association Fees and Assessments

Florida property taxes are paid in arrears, so at closing the seller credits the buyer for the taxes from January 1 to the closing date; the later in the year you close, the larger that credit. If the home is in a condominium or a homeowners' association, the association charges for an estoppel certificate showing what is owed, a fee capped by Florida statute, and any unpaid dues are settled at closing. A special assessment that has been levied but not fully paid is a negotiated item: the contract decides whether the seller pays it off or the buyer takes it over.

Repairs, Credits and Preparing the Home

After the inspection, most buyers ask for repairs or a credit. South Florida insurers care about four things, the roof, the electrical panel, the plumbing and the air conditioning, so a buyer's four point inspection tends to decide what is asked for. Knowing the roof's age and having permits closed before you list removes most surprises. Preparation costs (cleaning, paint, landscaping, staging) are optional, and we tell you which ones the South Miami comparables say will come back in the price and which will not.

Taxes on the Gain, and Foreign Sellers

Florida has no state income tax, so any tax on your gain is federal. Owners who lived in the home as their main residence for two of the last five years can usually exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly; investment and second homes do not qualify, which is where a 1031 exchange comes in. If the seller is a foreign person, the buyer is generally required under FIRPTA to withhold 15% of the sale price for the IRS unless an exception or a withholding certificate applies, something to plan for months before closing. This is general information, not tax advice; confirm your position with a CPA.

Estimating What You Keep

Net proceeds are the sale price less the mortgage payoff and the costs above. We prepare a written estimate for your address before you decide anything, using a valuation from matching South Miami sales and the actual Miami-Dade County charges, and we put a guaranteed cash offer beside it if you want to compare a certain, as is sale with a listing. Request it with the form on this page.

South Miami Costs Beyond the County Norms

Beyond commission, title and the county's deed tax, a South Miami sale can carry a few costs tied to the city's housing. Many older houses still use septic tanks, and a buyer's inspection may call for pumping, repair or replacement, which a seller often pays for or credits. Open or expired permits for past additions, pools or roofs must be closed with the City of South Miami, which can mean fees and inspections. An older roof or older windows can push a buyer's insurance quote high enough to force a repair or a credit. For a condo near US-1, the association charges for the estoppel certificate, and a pending special assessment may need to be credited at a South Miami closing.

Selling a South Miami Condo or Association Home

Selling a South Miami condo or townhome in an association means selling the association's finances along with the home. Buyers and their lenders read the budget, the reserves, the milestone inspection and the structural integrity reserve study for buildings three stories or taller, so gather them before listing. The association usually approves each buyer, and that timeline sets the earliest closing date. In a building such as Valencia by the Metrorail, your unit competes directly with others in the same building, so price it against their recent sales on a similar floor and plan. Leasing rules matter because some South Miami condo buyers are investors renting to students and hospital staff, and disclosing any assessment early keeps the deal together.

When South Miami Sellers Close Fastest

South Miami sellers tend to close fastest when the sale fits the buyer's calendar. Families prefer to move in the summer, before the school year starts, so a house listed in the spring meets the largest pool of buyers. Condos near the Metrorail and the university sell to investors and parents who want a unit ready before the fall semester. Cash buyers, including builders buying a house for its lot, close on their own schedule, while a financed sale waits on the appraisal and the insurance policy, and in hurricane season insurers can stop writing new policies while a storm threatens. Having the septic, permit and roof records ready before listing removes the delays a South Miami seller can control.

Recently Sold in South Miami

The newest closings in South Miami, with the sale price, closing date and days on market for each.

Recently sold homes in South Miami

What Is Your South Miami Home Worth?

Request a free valuation built on recent South Miami sales, or a full comparative market analysis before you list. No fee, no obligation, and a licensed broker answers within one business day.

Cost to Sell: Frequently Asked Questions

How much does it cost to sell a house in South Miami?
Apart from the mortgage payoff, a South Miami seller pays the brokerage commission, the Florida documentary stamp tax on the deed, title and settlement charges, prorated property taxes, any association estoppel fee and unpaid dues, and whatever repairs or credits are agreed after inspection. Everything is deducted at closing; nothing is paid up front. We prepare a written net proceeds estimate for your address before you decide.
How much are documentary stamps on a home sale in Miami-Dade County?
In Miami-Dade County the documentary stamp tax on a deed is 60 cents per $100 of the sale price for a single family home, with an additional 45-cent surtax per $100 on other property types. On the median South Miami single family home sale of $1,388,000, the 60-cent rate is about $8,328. The seller customarily pays it.
Who pays for title insurance in Miami-Dade County, the buyer or the seller?
By local custom the buyer chooses the title company and pays for the owner's policy in Miami-Dade County, as in Miami-Dade and Broward generally. In most other Florida counties the seller pays. It is a custom, not a law, so the contract controls.
Do I pay capital gains tax when I sell my home in Florida?
Florida has no state income tax, so any tax on the gain is federal. If the home was your main residence for two of the last five years you can usually exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Second homes and rentals do not qualify. This is general information, not tax advice; confirm it with a CPA.
Do I have to make repairs before I sell?
No. You can sell as is, and the standard Florida as is contract gives the buyer an inspection period rather than a repair obligation. Repairs become a negotiation after the inspection, usually settled with a credit. If you would rather avoid showings and inspections altogether, ask us for the guaranteed cash offer and compare it with the listing estimate.

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