Buying in Pembroke Pines is exciting, but closing day can feel confusing when you start seeing line items you did not plan for. You want a clear budget before you make an offer, and you need to know which costs are yours and which are negotiable. In this guide, you will learn what Florida closing costs include, what buyers in Broward County typically pay, how much to budget, and how condos or HOAs can affect your final number. Let’s dive in.
What closing costs include in Florida
Closing costs are one-time fees, taxes, prepaids, and escrow deposits you pay to transfer the property and fund your mortgage. They are separate from your down payment. In Florida, these costs fall into two buckets:
- Transactional fees and taxes such as title insurance, recording fees, documentary stamps, and settlement fees.
- Lender and loan charges and prepaids such as origination, appraisal, credit report, prepaid interest, homeowners insurance, and escrow deposits for taxes and insurance.
Which party pays each item is often guided by local custom, but the final answer is always what you and the seller agree to in your contract. Your lender must provide a Loan Estimate within three business days of application and a Closing Disclosure at least three business days before closing so you can review and compare the numbers.
What Pembroke Pines buyers typically pay
In Broward County, many items are customary, but they are still negotiable. As a buyer, you will usually cover lender-related charges, certain title and recording items tied to your mortgage, and your prepaids and escrows.
Lender and loan charges
Expect your lender to list fees on your Loan Estimate. Common items include:
- Origination, processing, and underwriting fees, often around 0.5 to 1 percent of the loan amount or a set flat fee depending on the program.
- Appraisal, typically in the $400 to $800 range, depending on property type and loan program.
- Credit report and flood certification fees, usually modest.
Title and closing fees
When you finance your purchase, your lender will require a lender’s title insurance policy. Buyers typically pay for the lender’s policy. Title companies also charge a settlement or closing fee that can be split or negotiated. County recording charges apply to documents like the mortgage and are usually a buyer cost.
Florida also assesses state-level charges related to your mortgage. Buyers typically pay the intangible tax on the mortgage and documentary stamps on the note or mortgage at recording. Exact rates are set by state law. Confirm them with your title company or the Florida Department of Revenue when you are under contract.
Prepaids and escrow deposits
Your first year of homeowners insurance is commonly paid at closing, and your lender may collect several months of property taxes and insurance to establish your escrow account. You also pay prepaid interest from the day you close to the end of that month.
Inspections and survey
Most buyers order a general home inspection and add-ons like wind mitigation, four-point, termite, roof, or pool inspections. Budgets generally range from $300 to $800 depending on scope. A survey may be required or recommended, typically in the $300 to $900 range.
What sellers often cover in Broward
Knowing what sellers customarily cover helps you negotiate. In South Florida, it is common for sellers to pay:
- Real estate commission, often 5 to 6 percent of the sale price, as agreed in the listing agreement.
- Documentary stamp tax on the deed, a state tax calculated on the deed consideration.
- The owner’s title insurance policy, which is a regional custom in Broward County.
These are customs, not rules. Your purchase contract controls who pays what, and terms can vary by property and negotiation.
How much buyers should budget
A practical rule of thumb is to plan for about 2 to 5 percent of the purchase price in buyer closing costs. This range covers lender fees, title charges tied to your loan, inspections, appraisal, recording and state mortgage taxes, insurance, and escrow deposits. Your total depends on your loan program, escrow requirements, property type, and any condo or HOA fees.
Sample scenarios for Pembroke Pines buyers
Use these ballpark examples to frame your budget. Always confirm with your lender and title company for your exact file.
- Single-family purchase at $350,000. Buyers often see roughly 2 to 4 percent in closing costs, or about $7,000 to $14,000.
- Move-up purchase at $650,000. A 2 to 4 percent range suggests about $13,000 to $26,000.
- Higher-end purchase at $1,200,000. A 2 to 4 percent range suggests about $24,000 to $48,000.
Your final number depends on the contract, your loan, HOA requirements, proration of property taxes, and state or county taxes that apply.
Condo and HOA items to watch in Pembroke Pines
Many Pembroke Pines buyers consider condos or homes with HOAs. Associations add a few items that can affect your closing timeline and budget:
- Estoppel letters. These show the association’s account status and any amounts owed. Fees are common and vary by association.
- Transfer or application fees. Some associations charge transfer, move-in, or application fees. Confirm early so you can budget.
- Condo and HOA document review. Obtain the latest governing documents, budgets, and any special assessment information as soon as you are under contract.
- Prorations. Regular dues are prorated at closing, and you will reimburse the seller for prepaid periods that extend past closing.
Ask the title company and the association or its management company for current fee schedules when you go under contract. Requirements can include waiting periods and forms that may affect your closing date.
Insurance, taxes, and flood factors in Broward County
Property taxes are prorated at closing. You will typically reimburse the seller for the part of the tax year that you will own the home. Broward County applies county, municipal, school, and special district millage. Check current taxable values, millage references, and the tax bill schedule with local county offices once you have a property in mind.
Pembroke Pines is inland, but flood zones are still property specific. Your lender will order a flood zone determination. If flood insurance is required, that premium will become part of your insurance budget and escrow deposits. Wind or hurricane coverage can influence your homeowners insurance cost and the amount your lender requires in escrow.
Who pays what in Pembroke Pines
The list below reflects common South Florida practice, but your contract controls and many items are negotiable.
- Real estate commission: Seller
- Documentary stamp tax on deed: Seller
- Owner’s title insurance policy: Seller
- Lender’s title insurance policy: Buyer
- Intangible tax on mortgage and documentary stamp on note or mortgage: Buyer
- Recording fees for mortgage: Buyer
- Recording fees for deed: Often negotiable in practice
- Title search and closing or settlement fee: Split or negotiable
- Escrow or settlement agent fee: Split or negotiable
- Appraisal: Buyer
- Home inspection(s): Buyer
- Survey: Buyer, unless a recent acceptable survey is provided
- HOA or condo estoppel and transfer fees: Often split by type. Estoppel is commonly a seller cost. Transfer or application fees vary by association and contract.
- Property tax and HOA dues prorations: Prorated based on the closing date
- Homeowners and flood insurance premiums: Buyer
- Prepaid mortgage interest: Buyer
Confirm each line with your lender and title company once you have a signed contract. They will provide exact amounts on your Closing Disclosure.
How to avoid last-minute surprises
Follow these steps to keep your closing smooth and on budget:
- Apply with your lender early and request your Loan Estimate within three business days. Use it to compare offers.
- Order inspections right away so you can negotiate repairs or credits within your inspection period.
- Ask the title company for a preliminary settlement quote that includes state taxes, recording, and title premiums.
- Confirm HOA or condo estoppel and transfer fees as soon as you go under contract.
- Verify insurance quotes, including wind and flood if applicable, then confirm how many months of escrows your lender will collect.
- Review your Closing Disclosure at least three business days before closing and ask questions promptly.
Your next step
You deserve a clear, accurate plan for closing costs before you write an offer. Our team helps you map the numbers, coordinate with your lender and title company, and navigate Broward County customs so you close with confidence. If you prefer Spanish, we are bilingual and ready to help.
Ready to build your Pembroke Pines budget and timeline? Connect with the Ramona Bautista Team for a personalized closing cost walkthrough and next steps.
FAQs
What are typical buyer closing costs in Pembroke Pines, Florida?
- A practical range is about 2 to 5 percent of the purchase price, covering lender fees, title charges tied to your loan, inspections, appraisal, prepaids, escrows, and state or county recording items.
Who usually pays for title insurance in Broward County?
- It is common for the seller to pay for the owner’s title insurance policy and the buyer to pay for the lender’s policy, but this is a custom that is negotiable in the contract.
Are Florida documentary stamp and intangible taxes paid by the buyer or seller?
- The documentary stamp tax on the deed is commonly a seller expense, while the intangible tax and documentary stamps on the mortgage or note are typically buyer expenses at recording, subject to contract terms.
How do HOA or condo fees affect Pembroke Pines closings?
- Associations often charge estoppel, transfer, or application fees, and dues are prorated; confirm amounts early with the association and title company to avoid delays or budget surprises.
When do I get my Loan Estimate and Closing Disclosure?
- Your lender must deliver a Loan Estimate within three business days of application and a Closing Disclosure at least three business days before closing so you can review final numbers.
How much should I set aside for insurance and escrow at closing?
- Expect to pay your first year of homeowners insurance and several months of escrow deposits for taxes and insurance, with amounts based on the property, coverage, and your lender’s requirements.
