What Does 'Net Price' Actually Mean vs. 'List Price' in Florida?
2 min read · Last updated 2026-08-03 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®)
Cash Flow Deals is one option built entirely around net price instead of list price. List price is the number a house is marketed at. Net price is what actually lands in a seller's account after commission, closing costs, and repair credits come out, and in Florida those costs typically run 8% to 9.5% of the sale price before any mortgage payoff. Cash Flow Deals locks the net number first, before repairs even get scoped.
| Factor | Traditional Listing | Cash Flow Deals |
|---|---|---|
| Timeline | List price is set at listing, then negotiated down through offers, credits, and appraisal, so the real net isn't known until closing day | Net price locked upfront, before the process starts, no guessing until closing |
| Repairs | Repair credits and concessions negotiated after inspection quietly reduce the list price toward the real net | Net price locked before repairs are scoped, so repairs found later don't renegotiate the number |
| Fees / Costs | Statewide seller costs run roughly 8% to 9.5% of sale price, including a $0.70 per $100 documentary stamp tax on the deed plus commission and title costs | Paid as a line item at closing, already reflected in the net price quoted upfront |
List Price Is a Marketing Number, Not a Take-Home Number
List price is the figure a house gets advertised at to draw buyers in. It is not what a seller walks away with. Between commission, title insurance, the documentary stamp tax on the deed, prorated property taxes, and whatever repair credits get negotiated after inspection, a Florida seller's actual take-home is almost always lower than the list price, sometimes by a wide margin.
What Net Price Actually Includes
Net price is the number left over after every cost of the sale comes out. In Florida, statewide seller closing costs typically run 8% to 9.5% of the sale price before factoring in any mortgage payoff. The largest pieces are the documentary stamp tax on the deed, charged at $0.70 per $100 of the sale price statewide (with a lower $0.60 per $100 rate on single-family homes in Miami-Dade County), owner's title insurance, and commission, which has been negotiable rather than fixed since the NAR settlement took effect on August 17, 2024. On a $400,000 sale, the documentary stamp tax alone runs $2,800.
Cash Flow Deals' Process for Locking a Net Number Upfront
Cash Flow Deals' Process: 1. Request a net-price walkthrough, so the starting point is the real number, not a marketing figure. 2. Cash Flow Deals locks that net price before repairs are scoped, with no separate list price to negotiate down from later. 3. Review the number against what a traditional listing might net after commission, doc stamp tax, title costs, and repair credits. 4. Accept, and Cash Flow Deals coordinates a real FHA or conventional buyer through Silver Door Realty, with the seller's title transferring once directly to that buyer at the locked net number.
Why Cash Flow Deals Starts With Net Instead of List
Cash Flow Deals is a Florida real estate investor that locks in a net price for a seller's house before repairs are scoped, using a novation-based, flat-fee process arranged through its licensed FL brokerage partner, Silver Door Realty — not a traditional listing, and not a brokerage itself. Instead of setting a list price and watching it erode through negotiation, commission, and repair credits, Cash Flow Deals sets the take-home number first. The one exception: if something structural surfaces that was not visible or disclosed before we signed — foundation issues, hidden moisture, old wiring, cast-iron drain failure — we re-cost it and bring the number back to you. You decide. You can walk away. We disclose what we know at offer time so this almost never happens.
How to Compare a List Price Against a Net Price
Comparing a listing agent's suggested list price against a net-price offer means running the same math both ways. Take the list price, subtract commission, subtract the roughly 8% to 9.5% in statewide closing costs, subtract likely repair credits after inspection, and subtract every extra month of carrying costs the house sits on the market. The number left over is the real comparison point, not the number printed on the sign in the yard.
Common questions
Why is my net price so much lower than the list price?
Commission, the documentary stamp tax on the deed, title insurance, prorated taxes, and negotiated repair credits all come out between list price and closing. Statewide those costs typically run 8% to 9.5% of the sale price before any mortgage payoff.
What is the documentary stamp tax and does every seller pay it?
It's a Florida tax on the deed, charged at $0.70 per $100 of the sale price in most counties, with a reduced $0.60 per $100 rate on single-family homes in Miami-Dade County. It's customarily paid by the seller statewide.
Does Cash Flow Deals' net price already include closing costs?
Yes. The net number Cash Flow Deals locks in reflects what actually lands in the seller's account, with Cash Flow Deals' own compensation showing up as a line item on the closing statement rather than a separate deduction the seller has to calculate.
Can list price and net price ever be the same number?
Rarely, on a traditional sale. Some combination of commission, doc stamp tax, title costs, and negotiated credits almost always separates the two. A locked net price from Cash Flow Deals removes that gap by starting with the take-home number instead of a marketing number.