Free tool

Land Sale Proceeds Calculator

Estimate what you could walk away with after a land sale. Enter your own numbers - your expected price, any mortgage or lien payoff, property taxes, and selling costs - and get an itemized breakdown. Pick your state and the tool pre-fills an estimated deed transfer tax from that state's published rate, always editable. The math runs entirely in your browser: nothing you type is sent to us or stored.

Expected sale price ($) State where the land is located (optional)

Choosing a state pre-fills an estimated deed transfer tax from that state's published statewide rate. You can edit or clear it.

Acreage (optional)

Adds price-per-acre and net-per-acre figures.

Mortgage or lien payoff ($, optional) Back taxes owed ($, optional)

Only older, unpaid tax bills. This year's tax is prorated separately below - do not enter it twice.

Annual property tax ($, optional) Closing date (needed for tax proration)

We prorate the seller's share of the current year's tax from January 1 through the day before closing, using the actual number of days in the year.

Agent commission (%, optional)

Enter 0 for a direct sale with no agent.

Title and closing costs ($, optional) Other costs - survey, HOA, misc ($, optional) Estimated deed transfer tax ($, optional)

Pre-filled from the selected state's published rate when a state and price are entered. Edit or clear it to match your closing statement - county and city additions are not included.

This is arithmetic on the numbers you enter, not an appraisal, a market estimate, or an offer. Estimates use the numbers you enter. Your final proceeds depend on the purchase agreement and the title company's closing statement.

Your estimated net

Fill in your numbers and hit calculate. Your breakdown appears here.

Assumptions behind the tax line: daily proration on a calendar-year basis, with the seller covering January 1 through the day before closing. Your contract, local billing cycle, or taxes already paid can change the actual credit or deduction - the closing statement from the title company controls.

Want a second set of eyes on your actual parcel? Request a free parcel review - we research the property and send a written review of what we find, with a no-obligation cash offer if it fits what we buy. When we buy land directly, we can cover standard closing costs - the exact terms are set in the purchase agreement. That request is separate from this tool; using the calculator sends us nothing.

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Methodology and rate sources

Every figure the calculator produces is deterministic arithmetic on numbers you enter. No commission, fee, or cost appears unless you type it or accept a pre-filled estimate. The estimate conventions below are the exact ones the tool applies.

Base estimate

Expected sale price minus mortgage or lien payoff, back taxes, the prorated current-year property tax, agent commission, the transfer tax figure you enter or accept, and the closing and other costs you enter. Property tax is prorated daily on a calendar-year basis, with the seller covering January 1 through the day before closing (actual days over 365 or 366). Back taxes are older unpaid bills only; entering this year's tax in both places would double-count it. Some states and contracts split the tax year differently - the closing statement controls.

State transfer-tax estimates

When you pick a state, the tool pre-fills an estimated deed transfer tax computed from that state's published statewide rate - a document recording tax that most states charge when land changes hands. Rates stated "per $500" or "per $100" are computed by rounding your price up to the next whole unit, the way the statutes are written; percentage rates apply to the full price. Where a statute splits the tax between buyer and seller (Delaware, Maine, New Hampshire), the pre-filled figure is the seller's half. Where the tax is the buyer's by law (Vermont), nothing is pre-filled. Fifteen states charge no statewide transfer tax, and the tool says so rather than inventing one.

These are statewide rates only. County, city, and municipal additions (common in California, Illinois, New York, Ohio, Maryland, and elsewhere) are not included, and exemptions, tier thresholds, and who customarily pays vary. The pre-filled figure is always editable - treat it as a starting estimate and match your title company's closing statement. One county-level exception is built in: when Florida is selected, a Miami-Dade County checkbox switches the estimate to that county's $0.60 per $100 deed rate plus its $0.45 per $100 surtax, which applies to vacant land and other property that is not a single-family residence. Every state's rate, note, and official source is listed in the state-by-state section below, verified against the linked sources on October 30, 2026.

These are estimates, not an appraisal, a market estimate, or an offer. Your final proceeds depend on the purchase agreement and the title company's closing statement, which controls.

Land sale proceeds FAQ

How do I calculate net proceeds from selling land?

Start with your expected sale price, then subtract every cost that comes out of your side of the closing: any mortgage or lien payoff, older unpaid back taxes, your prorated share of the current year's property tax, agent commission if you use one, and title, transfer tax, and closing costs. What remains is your estimated net, the amount you walk away with. The calculator above does this arithmetic line by line with the numbers you enter.

What costs come out of a land sale for the seller?

Common seller-side costs are loan or lien payoffs, back taxes, the prorated current-year property tax, real estate commission, title insurance where the seller customarily pays it, documentary stamp or transfer taxes, recording and settlement fees, and any agreed repairs or survey costs. Which of these applies, and who pays, is set by your purchase agreement and local custom.

How is property tax prorated when you sell land?

On a calendar-year basis, the seller typically covers the tax from January 1 through the day before closing, and the buyer covers the rest of the year. The daily rate is the annual tax divided by the actual number of days in that year, 365 or 366. Your contract or local billing cycle can change the split, and the title company's closing statement controls the final figure.

Do sellers pay a transfer tax when selling land?

Most states charge a deed transfer, documentary stamp, or recordation tax when land changes hands, and in most of them the seller customarily pays it. But who pays is set by your contract and local custom: in Vermont the buyer pays by law, and in Delaware, Maine, and New Hampshire the tax is split between the parties by statute. Fifteen states charge no statewide transfer tax at all. The state-by-state notes below list every state's published statewide rate and its official source.

How much is the documentary stamp tax on a Florida land sale?

In most Florida counties the deed documentary stamp tax is $0.70 per $100, or fraction of $100, of the sale price under section 201.02, Florida Statutes, and the seller customarily pays it. For property in Miami-Dade County that is not a single-family residence, the rate is $0.60 per $100 plus a $0.45 per $100 surtax under section 201.031. Who pays is set by the contract.

How much is owner's title insurance on a Florida land sale?

When the seller pays for the owner's policy, Florida's published basic premium rate in rule 69O-186.003 of the Florida Administrative Code is $5.75 per $1,000 of price up to $100,000, with lower per-thousand rates at higher price tiers and a $100 minimum premium. Reissue credits and endorsements can change the actual premium, and who pays is set by the contract.

Is this land sale calculator an offer or an appraisal?

No. It is deterministic arithmetic on numbers you enter, not an appraisal, a market estimate, or an offer to buy your property. Your final proceeds depend on the purchase agreement and the title company's closing statement, which controls.

Deed transfer taxes by state

Every estimate the state selector fills comes from the published statewide rate below, with the statute or agency source linked. County, city, and municipal additions are noted where they exist but are never guessed at - the filled figure is always editable, and your title company's closing statement controls the real number. Who customarily pays varies by state and by contract. Rates verified against the linked sources on October 27, 2026.

Alabama: Deed recordation tax is $0.50 per $500 of value or fraction thereof. Source: Alabama Department of Revenue, Recordation Tax.
Alaska: No statewide deed transfer tax. County recording fees still apply.
Arizona: No statewide deed transfer tax. County recording fees still apply.
Arkansas: Real property transfer tax is $3.30 per $1,000 of actual consideration on transactions over $100. Source: Arkansas Department of Finance and Administration.
California: County documentary transfer tax is $0.55 per $500 of value (exclusive of liens remaining at sale) on consideration over $100. Many cities add their own transfer tax - Los Angeles and San Francisco rates are much higher. Source: California Legislative Information, section 11911.
Colorado: State documentary fee is $0.01 per $100 of consideration over $500. Source: Boulder County Recording (county clerks collect the state documentary fee).
Connecticut: For unimproved land the state conveyance tax is 0.75% plus a 0.25% municipal share (1.0% total). Eighteen targeted investment communities charge a 0.5% municipal rate, and improved non-residential property pays a 1.25% state rate. Paid by the seller. Source: Connecticut General Statutes, chapter 223.
Delaware: Realty transfer tax is 4% of value (2.5% state plus 1.5% county or municipality), apportioned equally between seller and buyer by statute - the estimate filled here is the 2% seller share. Source: Delaware Code, Title 30, section 5402.
District of Columbia: Deed transfer tax (seller side) is 1.1% of consideration for transfers under $400,000 and 1.45% at $400,000 or more. The buyer owes a matching recordation tax at the same rates. Source: DC Office of the Chief Financial Officer.
Florida: Documentary stamp tax on the deed is $0.70 per $100 or fraction thereof, and the seller customarily pays it. In Miami-Dade County, property other than a single-family residence is $0.60 per $100 plus a $0.45 per $100 surtax (section 201.031). Source: Florida Department of Revenue, Documentary Stamp Tax.
Georgia: Real estate transfer tax is $1.00 for the first $1,000 (or fraction) plus $0.10 per additional $100 (or fraction) - effectively 0.1%. The seller is liable, though contracts sometimes shift it to the buyer. Source: Georgia Department of Revenue.
Hawaii: Conveyance tax for property not eligible for a county home exemption (which includes vacant land): $0.15 per $100 under $600,000, $0.25 per $100 to $1 million, $0.40 to $2 million, $0.60 to $4 million, $0.85 to $6 million, $1.10 to $10 million, $1.25 per $100 at $10 million or more. Minimum tax $1.00. Imposed on the conveyor. Source: Hawaii Department of Taxation, Form P-64A instructions.
Idaho: No statewide deed transfer tax. County recording fees still apply.
Illinois: State transfer tax is $0.50 per $500 of value and counties add $0.25 per $500 ($0.75 per $500 combined). Home rule municipalities may add their own tax - Chicago adds $3.75 per $500, customarily paid by the buyer. Source: Illinois General Assembly, 35 ILCS 200/31-10, and Illinois Department of Revenue.
Indiana: No statewide deed transfer tax. County recording fees still apply.
Iowa: Real estate transfer tax is $0.80 per $500 (or fraction) of consideration over $500 - effectively 0.16% after the first $500. Paid by the seller. Source: Iowa Legislature, Iowa Code section 428A.1.
Kansas: No statewide deed transfer tax. County recording fees still apply.
Kentucky: Transfer tax is $0.50 per $500 of declared value or fraction thereof, imposed on the grantor. Source: Kentucky Legislature, KRS 142.050.
Louisiana: No statewide deed transfer tax. County recording fees still apply.
Maine: Real estate transfer tax is $2.20 per $500 of value (0.44%), imposed half on the seller and half on the buyer - the estimate filled here is the seller half. For transfers on or after November 1, 2025, value over $1 million adds $3.80 per $500 on the excess, also split. Source: Maine Revenue Services.
Maryland: State transfer tax is 0.5% of consideration. Counties also charge a recordation tax that varies by county and can exceed the state tax - check your county rate. Who pays what is set by the contract; local custom is often a split. Source: Maryland General Assembly, Tax-Property section 13-203.
Massachusetts: Deeds excise tax is $2.28 per $500 of the sales price (0.456%), customarily paid by the seller. Source: Mass.gov, Massachusetts Tax Rates.
Michigan: State real estate transfer tax is $3.75 per $500 (0.75%) plus a county transfer tax of $0.55 per $500 in most counties ($4.30 per $500 combined). Counties over 2 million population may charge $0.75 per $500. Source: Michigan Department of Treasury.
Minnesota: Deed tax is 0.33% of net consideration. Hennepin and Ramsey counties add a 0.01% Environmental Response Fund tax. Source: Minnesota Department of Revenue.
Mississippi: No statewide deed transfer tax. County recording fees still apply.
Missouri: No statewide deed transfer tax. County recording fees still apply.
Montana: No statewide deed transfer tax. County recording fees still apply.
Nebraska: Documentary stamp tax is $2.25 per $1,000 of value or fraction thereof (0.225%). Source: Nebraska Department of Revenue, Chapter 52 regulations.
Nevada: Real property transfer tax base rate is $1.95 per $500 of value over $100. Clark County adds $0.60 per $500 ($2.55 total); Washoe and Churchill counties add $0.10 ($2.05 total). Source: Nevada Department of Taxation.
New Hampshire: Real estate transfer tax is $0.75 per $100 imposed on the seller and another $0.75 per $100 on the buyer (1.5% total). The estimate filled here is the 0.75% seller share. Source: New Hampshire Department of Revenue Administration.
New Jersey: Realty transfer fee (seller-paid) is graduated: for consideration up to $350,000, $2.00/$500 up to $150,000, $3.35/$500 to $200,000, $3.90/$500 to $350,000. Above $350,000 a higher graduated schedule applies to the entire consideration ($2.90 to $6.05 per $500). Buyers separately pay a 1% fee on consideration over $1 million. Source: New Jersey Treasury, Realty Transfer Fee FAQs.
New Mexico: No statewide deed transfer tax. County recording fees still apply.
New York: State transfer tax is $2.00 per $500 (0.4%) on consideration over $500, paid by the grantor. New York City and some other localities add their own transfer taxes, and buyers of residential property over $1 million pay a separate mansion tax. Source: New York State Department of Taxation and Finance.
North Carolina: Excise tax on conveyances is $1.00 per $500 of consideration or fraction thereof (0.2%), customarily paid by the seller. Source: North Carolina Department of Revenue.
North Dakota: No statewide deed transfer tax. County recording fees still apply.
Ohio: Statewide mandatory conveyance fee is $1 per $1,000 of value (0.1%). Counties may add a permissive transfer tax of up to $3 per $1,000 - nearly all do - so the real total is often 0.3-0.4%. Only the statewide portion is filled here. Source: Ohio Department of Taxation.
Oklahoma: Documentary stamp tax is $0.75 per $500 of consideration (net of liens remaining at sale) on transactions over $100. Source: Oklahoma Statutes, Title 68, section 3201.
Oregon: Oregon has no statewide transfer tax, but Washington County levies a county transfer tax of $1.00 per $1,000 of value. Source: Washington County Code chapter 3.04.
Pennsylvania: State realty transfer tax is 1% of value, and most municipalities and school districts add a combined 1% local tax (2% total in most of the state). The duty is legally joint between the parties; customarily it is split. Only the 1% state share is filled here - adjust to your contract. Source: Pennsylvania Code, section 91.111.
Rhode Island: Real estate conveyance tax is $3.75 per $500 of consideration (0.75%), paid by the seller. Residential property above the statutory threshold pays an additional tier; vacant land pays the base rate. Source: Rhode Island Division of Taxation.
South Carolina: Deed recording fee is $1.85 per $500 of realty value (0.37%): $1.30 state plus $0.55 county. Customarily paid by the seller. Source: South Carolina Department of Revenue.
South Dakota: Real estate transfer fee is $0.50 per $500 of value or fraction thereof, paid by the grantor. Source: South Dakota Legislature, section 43-4-21.
Tennessee: Realty transfer tax is $0.37 per $100 of the purchase price (0.37%). It is customarily paid by the buyer in Tennessee, so remove this line if your contract follows custom. Source: Tennessee Department of Revenue.
Texas: Texas has no real estate transfer tax - the state constitution prohibits one. Source: Texas Constitution, Article 8, section 29.
Utah: Utah has no real estate transfer tax, and a 2024 constitutional amendment bars new taxes or fees on real property transfers. Source: Utah Legislature, S.J.R. 2 (2024).
Vermont: Vermont property transfer tax (1.25% general rate plus a 0.22% clean water surcharge for non-principal-residence property) is paid by the buyer by law, so no estimate is added to the seller side here. Source: Vermont Department of Taxes.
Virginia: Grantor tax is $0.50 per $500 of value (0.1%), paid by the seller. The buyer typically pays the separate 0.25% recordation tax, and Northern Virginia localities add regional grantor taxes. Source: Virginia Code, section 58.1-802.
Washington: State REET is graduated: 1.1% of the price up to $525,000, 1.28% from there to $1,525,000, 2.75% to $3,025,000, and 3% above. Most localities add about 0.5%, not included here. Thresholds adjust on January 1, 2027 (to $551,000 / $1,551,000 / $3,051,000 per the DOR). Source: Washington State Department of Revenue.
West Virginia: Excise tax is $1.10 per $500 plus a county tax starting at $0.55 per $500 ($1.65 per $500 combined; counties may raise the county part to $1.65). Paid by the grantor; a $20 recording fee also applies. Source: West Virginia Legislature, section 11-22-2.
Wisconsin: Real estate transfer fee is $0.30 per $100 of value (0.3%), imposed on the grantor. Source: Wisconsin Statutes, section 77.22.
Wyoming: No statewide deed transfer tax. County recording fees still apply.