Skip to main content
The Fennec Lab

Index

All 205 calculators

Every The Fennec Lab calculator on one page, grouped by jurisdiction. Each tool cites the statute, regulation, or filing it implements and ships with a public unit-test suite. Planning tools, not professional advice.

Phase 1 — anchored by LCAM

Florida HOA & Condo

26 calculators

Statutory calculators for Florida community associations: estoppel fees, SIRS contributions, special assessments, reserve funding. Built and reviewed against F.S. § 718 (condos) and § 720 (HOAs).

Phase 2 — anchored by 2-20 / 6-20

Florida Insurance

37 calculators

Property and casualty calculators for Florida: wind-mitigation credits, hurricane deductibles, flood, HO-6, replacement cost. Reviewed against current OIR filings and NFIP guidance.

Phase 3 — Florida-statutory transactions

Florida Real Estate

54 calculators

Doc stamps, Save Our Homes portability, closing costs, property-tax by county. Anchored to the Florida-specific transactional layer national publishers miss.

Texas Property Code Title 11

Texas HOA

1 calculator

Assessment liens, foreclosure timelines, and the Texas-unique 180-day right of redemption. Built against the Texas Residential Property Owners Protection Act.

TX Tax Code + Property Code

Texas Real Estate

3 calculators

Homestead exemption, 10% appraisal cap, 65+ tax ceilings — the Texas property-tax mechanics that determine what owners actually pay.

TX Estates Code

Texas Probate

1 calculator

Independent administration cost, executor compensation under § 352.002, attorney fees, and the muniment-of-title fast track. Texas's uniquely operator-friendly probate framework.

IRC + Treasury Reg

Federal Tax

26 calculators

Cross-state federal tax mechanics — primary-residence exclusion, NIIT, estate tax portability, and the federal layers that stack on top of any state.

Cal. Const. Art. XIIIA + Civil Code

California Real Estate

5 calculators

Proposition 13 property-tax mechanics, Prop 19 transfer rules, and post-AB-12 security-deposit caps. The two-line bumper of California ownership math.

NY RPTL + Veterans Law

New York Real Estate

3 calculators

STAR + Enhanced STAR exemptions, veterans and senior reductions, and the fragmented NY property-tax landscape — the parts of the bill that owners can actually move.

PA Inheritance Tax Act

Pennsylvania Tax

1 calculator

Pennsylvania imposes an inheritance tax (one of six US jurisdictions) keyed to beneficiary relationship: 0% / 4.5% / 12% / 15%. Filing mechanics, 5% early-pay discount, family exemption.

Mass. G.L. c. 188

Massachusetts Real Estate

1 calculator

Massachusetts homestead protection — automatic $125K, declared $500K, $1M for elderly/disabled. Carve-outs, joint-owner stacking, declaration mechanics at the Registry of Deeds.

1 calculator

Cook County's two-step assessment, equalization factor, and the six-exemption stack — general homestead, senior 65+, senior assessment freeze, disabled, returning veteran, and the sliding-scale disabled-veteran exemption.

O.C.G.A. § 48-5

Georgia Real Estate

1 calculator

Georgia's 40% assessment ratio + stacking homestead exemptions: $2K standard, $4K senior, $109,986 disabled vet, plus county-specific stacks for Fulton, Atlanta school, Cobb, Gwinnett, and others.

1 calculator

Washington's standalone 7% long-term capital gains tax — separate from any state income tax (Washington has none). $270K standard deduction per individual, real-estate and retirement-account exemptions.

ORC § 319.54

Ohio Real Estate

1 calculator

Ohio's two-layer real estate transfer tax — $1/$1,000 state mandatory + up to $3/$1,000 county permissive. Combined ~0.4% in major counties. Cleanest transfer-tax mechanic in the country.

Va. Code § 58.1-801

Virginia Real Estate

1 calculator

Virginia's four-layer recordation tax stack — state, grantor's tax, county recordation, and (in Northern Virginia) the NVTA Congestion Relief tax. Total ~0.43% non-NoVA, ~0.83% NoVA.

1 calculator

New Jersey's three-layer transfer tax — progressive Realty Transfer Fee (seller, $2–$6.05 per $500), 1% Mansion Tax (buyer, residential $1M+), Supplemental Fee (seller, residential $350K+).

Md. Code Tax-Property

Maryland Real Estate

1 calculator

Maryland's three-layer transfer + recordation stack: state transfer (0.5% / 0.25% FTHB) + county transfer (0–1.5%) + per-$500 recordation tax (county-set). Combined 2.4–3.0% in metro Baltimore / DC.

Colo. Const. Art. X § 3

Colorado Real Estate

1 calculator

Colorado's split residential/commercial assessment ratio (post-Gallagher repeal), § 39-3-203 senior homestead exemption (50% of first $200K for age 65+ owning 10+ years), and the TABOR / Prop HH legislative whiplash.

1 calculator

North Carolina's 100% market-value assessment ratio (unusual among states), § 105-277.1 elderly/disabled exclusion, § 105-277.1C disabled-veteran exclusion, and § 105-277.1B circuit-breaker property-tax deferment.

1 calculator

Connecticut's two-layer conveyance tax — truly progressive state tax (0.75% / 1.25% / 2.25% mansion tier over $2.5M) plus 0.25% standard or 0.50% target-municipality additional rate.

A.R.S. Title 42

Arizona Real Estate

1 calculator

Arizona's two-tier FCV / Limited Property Value system with the 5% LPV cap that protects long-term owners. Class system (1-8) and the senior valuation freeze under § 42-13301.

NRS Chapter 361

Nevada Real Estate

1 calculator

Nevada's no-income-tax tradeoff via the property-tax cap regime — 35% assessment ratio + 3% / 8% partial-abatement caps under NRS § 361.471, plus the $3.64/$100 constitutional max combined rate.

MCL § 207.526

Michigan Real Estate

1 calculator

Michigan's two-layer transfer tax — $3.75 + $0.55 per $500 (0.86% combined). Principal Residence Exemption mechanics, the SEV-decline SRETT refund (§ 207.526(u)), and the absence of mortgage tax.

Oregon Const. Art. XI § 11b

Oregon Real Estate

1 calculator

Oregon's Measure 50 assessment system — the 3% annual MAV growth cap, RMV vs MAV mechanics, and the structural divergence between market value and the taxable base that defines Oregon property-tax math.

SC Code § 12-43-220

South Carolina Real Estate

1 calculator

South Carolina's split assessment ratio — 4% legal-residence owner-occupied vs 6% non-owner-occupied / second-home. § 12-37-251 school-operating exemption, 15% point-of-sale reassessment cap.

Tenn. Code § 67-5-501

Tennessee Real Estate

1 calculator

Tennessee's four-class assessment system — residential/farm 25%, commercial/industrial 40%, personal 30%, public utility 55% — plus Greenbelt use-value valuation and the § 67-5-1701 certified tax rate.

Ind. Const. Art. X § 1(f)

Indiana Real Estate

1 calculator

Indiana's constitutional 1-2-3 circuit-breaker caps — 1% homestead, 2% other residential & farmland, 3% non-residential — plus the standard + supplemental homestead deduction stack and the over-65 / blind-disabled deductions.

Mo. Rev. Stat. § 137.115

Missouri Real Estate

1 calculator

Missouri's four-class assessment ratios (residential 19%, agricultural 12%, commercial 32%, personal 33⅓%), the Hancock Amendment rollback under § 137.073, and the § 135.010 Senior Property Tax Credit (Circuit Breaker).

Ky. Const. § 172

Kentucky Real Estate

1 calculator

Kentucky's 100% fair-cash-value assessment, the 11.5¢/$100 state rate under KRS 132.020, and the KRS 132.027 (HB 44) 4% revenue rollback that throttles district rate-setting. KRS 132.810 senior/disability homestead exemption.

La. Const. Art. VII § 18

Louisiana Real Estate

1 calculator

Louisiana's uniquely-low 10% residential assessment ratio (lowest in the US), the Art. VII § 20 $75,000 homestead exemption with Orleans-Parish municipal carve-out, and the Art. VII § 18(F) special-assessment-level freeze for seniors and disabled veterans.

Minn. Stat. § 290A.04

Minnesota Real Estate

1 calculator

Minnesota's three-layer Property Tax Refund (M1PR) system — the Regular Homeowner Refund (up to $3,500), Renter's Credit (up to $2,640), and the Targeting Refund for YoY tax increases above 12%. Form M1PR filed by Aug 15.

Wis. Stat. § 70.05

Wisconsin Real Estate

1 calculator

Wisconsin's full-market-value assessment under § 70.05, the § 70.32 class structure, the uniquely-Wisconsin § 79.10 Lottery & Gaming Credit (funded by lottery proceeds), and the § 79.10(7m) School Levy Tax Credit applied to every parcel's bill.

Ala. Code § 40-8-1

Alabama Real Estate

1 calculator

Alabama's four-class assessment ratios (residential 10%, all-other 20%, utility 30%, motor-vehicle 15%) plus the § 217 Lid Bill millage caps — together delivering the lowest effective property-tax rate in the United States.

Okla. Const. Art. X § 8B

Oklahoma Real Estate

1 calculator

Oklahoma's 11-13.5% county-elected assessment ratio under § 2802, the constitutional 5% homestead / 10% non-homestead taxable-value cap under § 8B / § 2890, the § 2890.1 senior valuation freeze, and the § 2887 $1,000 homestead + § 2888 disabled-vet full exemption.

W. Va. Const. Art. X § 1b

West Virginia Real Estate

1 calculator

West Virginia's constitutional 60% assessment ratio under Art. X § 1b, the § 11-6F-3 four-class millage structure (Class I farm / II owner-occupied / III non-residential outside municipality / IV inside municipality), and the § 11-6B-3 $20,000 senior/disability homestead exemption.

Miss. Code § 27-35-5

Mississippi Real Estate

1 calculator

Mississippi's five-class assessment ratios (10% Class I homestead, 15% Class II/III, 30% Class IV/V), § 27-33-7 Regular Homestead $300 credit, and § 27-33-23 Additional Homestead full $75,000 exemption for seniors and disabled.

Ark. Const. Amend. 79

Arkansas Real Estate

1 calculator

Arkansas's Amendment 79 (2001) 5% homestead / 10% other annual assessment cap, the § 26-26-1118 $425 Property Tax Credit (Act 670 of 2023), and the Amendment 59 Rollback that throttles rates when reappraisal pushes revenue past 10%.

Iowa Code § 441.21

Iowa Real Estate

1 calculator

Iowa's uniquely-statewide § 441.21 rollback (caps residential and ag growth at 3% statewide), the HF 718 (2023) expansion of the § 425.1 Homestead Tax Credit to $142,000 actual value, and the § 426A Military Service Tax Credit categories.

Kan. Const. Art. XI § 1

Kansas Real Estate

1 calculator

Kansas's constitutional classification system (11.5% residential / 25% commercial / 30% other), the § 79-1456 statewide 1.5-mill USD school finance levy, and the § 79-201x Homestead Refund vs § 79-32,261 SAFESR refund pair.

Neb. Rev. Stat. § 77-201

Nebraska Real Estate

1 calculator

Nebraska's 100% (75% ag) actual-value assessment, the § 77-3506 sliding-scale Homestead Exemption keyed to income brackets, and the LB 1107 (2020) refundable income-tax credit at 30% of school-district property taxes paid.

Idaho Code § 63-602G

Idaho Real Estate

1 calculator

Idaho's 100% market-value assessment under § 63-205, the § 63-602G Homeowner's Exemption (the lesser of 50% of value or a statutory cap indexed to the Idaho House Price Index — $125K for 2025), and the § 63-602AA Property Tax Reduction circuit-breaker.

Utah Const. Art. XIII § 2

Utah Real Estate

1 calculator

Utah's uniquely 45% residential primary-property exemption (owner-occupied primary assessed at 55% of FMV; second homes at 100%), § 59-2-1801 Circuit Breaker abatement, and the § 59-2-918 Truth in Taxation public-hearing requirement.

1 calculator

New Mexico's 33⅓% assessment ratio plus the § 7-36-21.3 3% residential Yield Cap (the state's Prop-13 analog), § 7-37-5.1 Head-of-Household exemption, § 7-37-5.6 100% disabled-veteran exemption, and § 7-37-7.1 senior valuation freeze.

N.D.C.C. § 57-02-27

North Dakota Real Estate

1 calculator

North Dakota's two-step assessment chain (50% assessed × 9% residential / 10% commercial) under § 57-02-27, the post-HB-1158 § 57-02-08.1 Homestead Tax Credit sliding scale, and the § 57-02-08 Disabled Veteran credit that stacks with homestead.

SDCL § 10-12-44

South Dakota Real Estate

1 calculator

South Dakota's full-value § 10-4-9 assessment, the § 10-12-44 Owner-Occupied Class C reduced school general fund levy, the § 10-6A assessment freeze (age 65+ or disabled, income-tested), and the § 10-6B refund up to $250.

MCA § 15-6-134

Montana Real Estate

1 calculator

Montana's Class 4 residential 1.35% statewide rate (post-HB-231 2024 reduction from 1.89%), the § 15-6-301 Property Tax Assistance Program for age 62+ or disabled owners on the first $350K of value, and the 2-year reappraisal cycle.

Wyo. Stat. § 39-13-103

Wyoming Real Estate

1 calculator

Wyoming's 9.5% residential / 11.5% industrial / 100% minerals assessment under § 39-13-103, the § 39-13-103(b)(xi) Long-Term Homeowner 50% exemption (25+ years, no income test), and § 39-13-105 Senior/Veterans PTAP.

SBA + 13 CFR Part 120

Small Business Financing

2 calculators

SBA 7(a) loan payment, guarantee fee, and DSCR underwriting math — the financial primitives small-business owners and acquirers need before they walk into a lender.

IRC § 338 + Rev. Rul. 59-60

Business Acquisition

3 calculators

Acquisition-side tools: IRC § 338(h)(10) asset-vs-stock tax comparison, business valuation under Rev. Rul. 59-60 methodology (SDE / EBITDA multiples by industry with DLOM and DLOC discounts), and the gross-up math that closes a deal.

Bengen 1994 + Trinity 1998

Retirement Planning

5 calculators

Withdrawal-rate sustainability backtests anchored to Bengen (1994), the Trinity Study (Cooley/Hubbard/Walz 1998), Morningstar's 2023 update, and Guyton-Klinger guardrails. Surfaces sensitivity to portfolio mix, horizon, and starting valuation.

Search calculators

Find a calculator by name, cluster, or statute