Built for Orlando agents
Orlando and its counties add their own rental and fair housing rules to Florida law, and Stellar MLS adds its own listing rules. Reddy knows all three, and shows you where each one comes from.
Reddy knows the Orlando details that slow a deal down: the deadlines the Florida contract sets when a blank is left, the written buyer agreement Stellar MLS requires before a tour, Stellar's one-business-day rule after public marketing, the short-term rental rules of the City of Orlando and Orange, Osceola, and Seminole Counties, and the homestead a buyer files for by March 1. Every rule comes with a link to its source, so you can check it before you tell a client.
An Orlando net sheet for a summer closing
Illustrative workflow with fictional people and properties. Actual results depend on the information and connections available.
Your message
Make a net sheet for my fictional seller: 4120 Example Lake Dr, Orlando, FL 32803, in Orange County, a single-family home, sale price $485,000, closing June 25, 2027, 5% commission, no mortgage, the seller is not a foreign person, yearly property tax $6,400, this year's tax is not paid, and the seller pays the owner's title policy.
Charge the doc stamps and the title policy
Outside Miami-Dade, the tax on the deed is 70 cents per $100 of the price, $3,395 here, and the Florida contract has the seller pay it. The seller pays the owner's title policy in this sale, so the sheet adds the premium Florida sets by rule, $2,500. When you do not say who pays it, Reddy asks.
Prorate this year's tax
Florida property tax is for the calendar year, and the Orange County Tax Collector mails the bill by November 1, so none of the 2027 tax is paid at a June closing. The sheet charges the seller from January 1 to the day before closing, on 96% of the $6,400: the bill less the full 4% early-payment discount, as the Florida contract prorates it.
Read the result, then add your own fees
The sheet shows $449,850.25 in estimated proceeds, after $35,149.75 in costs: the $24,250 commission, $3,395 in doc stamps, the $2,500 policy, $2,945.75 of this year's tax, and $2,059 in estimated title company fees. Those fees (settlement, title search, estoppel, lien search, and others) are estimates until you save your own; save them once, and Reddy puts them on every sheet. Confirm the final figures with your title company or closing attorney.
The Orlando details Reddy already handles
These are not settings you turn on. They are how Reddy works for every agent in Orlando today.
- Florida seller net sheets
Doc stamps on the deed at 70 cents per $100, the Florida rate outside Miami-Dade, and the owner's title policy at the premium Florida sets by rule when the seller pays it. An unpaid tax bill is prorated at the full 4% early-payment discount, and association dues to the day they are paid through.
- The Florida contract
The Florida Realtors and Florida Bar "AS IS" and standard contracts, and what a blank means on them: an initial deposit 3 days after the Effective Date, a 15-day Inspection Period, and a 30-day Loan Approval Period. Plus the property tax summary, the radon notice, and the flood disclosure, given at or before the contract.
- Stellar MLS rules
Enter a listing within five business days after the seller signs and the listing starts, or within one business day after public marketing. Coming Soon lasts up to 14 calendar days, offers of compensation stay out of the MLS, and a written buyer agreement comes before a tour.
- Property tax after a sale
The buyer keeps the seller's homestead benefit for the year of the sale, and the home is reassessed at full value the next year. The buyer files for homestead by March 1, and portability is not automatic. Reddy knows each county's Property Appraiser, Tax Collector, and appeal deadline.
- Short-term rentals around Orlando
In the City of Orlando, the home sharing law does not let a homeowner rent the whole home for 1 to 29 days, and each host registers with the City. In unincorporated Orange County, zoning permits renting a single-family home for less than 30 days only in R-3, and Osceola County permits short-term rentals in a planned development inside its overlay. Plus each county's tourist development tax.
- Comps that know Orlando
When you ask Reddy to check an Orlando comp in chat, it names each difference that moves an Orlando value: short-term rental zoning, a furnished sale, HOA dues, the CDD assessment, the flood zone, the roof and its age, and the zoned schools. It says where each sold price came from, and when one is worked out from the doc stamps in the Property Appraiser's sales data.
Local knowledge at no extra cost
The Orlando details come with every plan. You pick a plan for your pipeline, not for your market.
Net sheets are estimates, and the title company fees are estimates until you save your own. Confirm final figures with your title company or closing attorney.
What Orlando agents notice
- No guess on the title policy
The Florida contract has three choices for who pays the owner's title policy. Outside Miami-Dade, Reddy asks which one yours uses before it adds the premium.
- Short-term rental zoning checked
A comp that can be rented for short stays is named against one that cannot, from the county's or the city's zoning or from you, and Reddy says when only the listing shows it.
- CDD assessments named
Two similar homes, one in a CDD and one not, do not cost a buyer the same each year. Reddy reads the CDD lines on the tax bill, not the subdivision name.
Working in Orlando? Book a call and see a net sheet for one of your own listings.
See pricingBuilt for Orlando: common questions
Net sheets, the owner's title policy, a buyer's tax bill after a sale, and what Reddy leaves to your attorney.
Which sales does the net sheet cover?
Any Florida sale, so every sale in Orange, Seminole, and Osceola Counties. The sheet charges the doc stamps on the deed, adds the owner's title policy when the seller pays it, prorates this year's property tax, and prorates association dues when you give the date they are paid through.
Who pays the owner's title policy on the sheet?
Whoever your contract says. It is a term of the contract, and the Florida "AS IS" contract has three choices. Outside Miami-Dade, Reddy asks when you do not say, then charges the seller the premium Florida sets by rule, or nothing when the buyer pays.
Will the buyer's tax bill match the seller's?
Not for long. The buyer keeps the seller's homestead benefit for the year of the purchase. On the next January 1, the home is reassessed at full value, so the seller's tax bill does not show what the buyer will pay. The buyer files for their own homestead by March 1, and portability is not automatic.
Is this legal advice?
No. Reddy gives the rule and its source. For a contract, a disclosure, or a dispute, your attorney decides.
Related capabilities
Reddy is not a law firm and does not give legal advice. Always verify legal matters with a qualified professional.