Built for Tampa Bay agents
Each county and city in Tampa Bay adds its own rules to Florida law, and Stellar MLS adds its own listing rules. Reddy knows which rule applies where, and shows you where each one comes from.
Reddy knows the Tampa Bay details that slow a deal down: Stellar MLS's one business day to enter a listing after public marketing, the TRIM notice and the reset to market value after a sale, the substantial damage rule that each city and county sets at 49 or 50 percent, the short-term rental rules that differ in each city and county, and the classes Hillsborough County, the City of Tampa, and Pinellas County protect in housing. Every rule comes with a link to its source, so you can check it before you tell a client.
A Tampa 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: 3418 W Example Ave, Tampa, FL 33629, in Hillsborough County, a single-family home, sale price $585,000, closing June 24, 2027, 5% commission, no mortgage, the seller is not a foreign person, yearly property tax $7,400, this year's tax is not paid, and the seller pays the owner's title policy.
Charge the deed tax and the owner's policy
The documentary stamp tax is 70 cents per $100 of the price in every Florida county except Miami-Dade, and the Florida contract has the seller pay it. You said the seller pays the owner's title policy, so the sheet adds the premium Florida sets by rule: $5.75 per $1,000 up to $100,000, then $5.00 per $1,000 up to $1 million.
Prorate this year's tax
Hillsborough County bills the 2027 tax in November, so none of it is paid at closing. The seller's share runs from January 1 to the day before closing, and the sheet charges it at 96% of the $7,400, because the Florida contract allows for the 4% discount for paying in November.
Read the result, then replace the estimates
The sheet shows $543,209.44 in estimated proceeds, after $41,790.56 in costs: the $29,250 commission, $4,095 in documentary stamp tax, the $3,000 policy, $3,386.56 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. The owner's policy uses the regular rate: when the seller's own policy is less than 3 years old, ask your title company about the reissue rate. Confirm the final figures with your title company or closing attorney.
The Tampa Bay details Reddy already handles
These are not settings you turn on. They are how Reddy works for every agent in Tampa Bay today.
- Florida seller net sheets
The documentary stamp tax on the deed at 70 cents per $100, the owner's title policy at the premium Florida sets by rule when the seller pays it, and this year's tax prorated from January 1 to closing. A tax bill nobody has paid yet is prorated at the full 4% early-payment discount.
- Stellar MLS rules
Enter a listing within five business days after the later of the seller's signature and the listing's start date, or within one business day after any public marketing. Coming Soon lasts up to 14 calendar days, you sign a written agreement with a buyer before a tour, no offer of compensation goes in the MLS, and a seller concession shows in dollars, never as a percentage.
- Property tax in three counties
The Hillsborough, Pinellas, and Pasco Property Appraisers' sales records, TRIM notices, and 2026 appeal deadlines, the March 1 homestead deadline, and portability of up to $500,000. Plus each Tax Collector's discount, from 4% in November to 1% in February, and the April 1 delinquency date.
- Flood zones and rebuilding
The substantial damage threshold where the home is: 50 percent in the City of Tampa, unincorporated Hillsborough County, and Clearwater, and 49 percent in St. Petersburg and unincorporated Pinellas and Pasco Counties. Plus the damage letters after Hurricanes Helene and Milton, where to find an elevation certificate, and each community's flood insurance discount.
- Rentals and fair housing
The short-term rental rule where the home is: St. Petersburg's limit of three rentals of less than 30 days in any 365 days, the certificate of use in unincorporated Pinellas County, and the registration unincorporated Hillsborough County starts January 1, 2027. Plus the classes Hillsborough County, the City of Tampa, and Pinellas County protect in housing, and where to file.
- Comps that know Tampa Bay
When you ask Reddy to check a Tampa Bay comp in chat, it never treats the Property Appraiser's just or assessed value as a sold price, and it names each difference that moves a Tampa Bay value: the flood zone, storm damage and repairs after Helene and Milton, the elevation certificate, the roof's age, water frontage, the seawall and dock, HOA dues, the CDD assessment, and the zoned schools.
Local knowledge at no extra cost
The Tampa Bay details come with every plan. You pick a plan for your pipeline, not for your market.
Net sheets are estimates. The title company fees are estimates until you save your own, and the owner's policy uses the regular rate, not a reissue rate. Confirm final figures with your title company or closing attorney.
What Tampa Bay agents notice
- The right rule for the address
A damaged home in St. Petersburg is held to 49 percent, and one in the City of Tampa to 50 percent. Reddy names the city or county whose rule applies, with its source.
- The title policy payer, asked
Outside Miami-Dade, Reddy does not assume who pays the owner's title policy. The Florida contract makes it a choice, so Reddy asks.
- Comps that say why
A flood zone, a substantial damage letter, or a roof's age that sets two homes apart is named, not buried in a number.
Working in Tampa Bay? Book a call and see a net sheet for one of your own listings.
See pricingBuilt for Tampa Bay: common questions
Net sheets, the owner's title policy, storm damage in comps, and what Reddy leaves to your title company and attorney.
Which sales does the net sheet cover?
Any Florida sale, Hillsborough, Pinellas, and Pasco included. The sheet charges the documentary stamp tax, adds the owner's title policy when the seller pays it, and prorates this year's tax. It asks who pays the owner's policy and whether this year's tax is paid.
Where do the title company fees come from?
From your saved fees. Until you save your own, the sheet shows estimates for the settlement, title search, estoppel, lien search, recording, courier, wire, and storage fees. Save your own fees, and Reddy uses them on every later sheet. A fee you save at $0 leaves the sheet.
How do Tampa comps handle storm damage?
When you ask Reddy to check a comp in chat, it says whether the city or the county found each home substantially damaged after Hurricanes Helene and Milton, and whether it was repaired, elevated, or rebuilt with permits. It takes this from the damage letter, the permit records, the listing, the seller's flood disclosure, or you, and it never decides itself whether a home is substantially damaged.
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.