Mortgage & Finance Calculators

Florida HOA & Condo

Florida HOA / Condo Dues Affordability + Reserve-Risk Calculator

The buyer-side affordability check for a Florida HOA or condo. Computes total monthly housing cost (P+I + property tax + insurance + HOA dues), front-end DTI, AND a Florida-specific risk-adjusted DTI that adds a special-assessment buffer based on the building's SIRS reserve funded percentage from the estoppel disclosure.

Florida HOA & Condo

Florida HOA & Condo Closing Cost Calculator (Transfer Fee + Capital Contribution)

Compute the non-estoppel community-association line items at a Florida closing — transfer fee, capital contribution (flat / percentage of price / months of dues), working capital deposit, and other association-administered fees. Verifies the transfer fee against F.S. § 720.30851(3) for HOAs and flags overages.

Small Business Financing

SBA 504 vs SBA 7(a) Comparison Calculator

Compare the two SBA loan programs side-by-side on the specific project the borrower has in front of them. SBA 504 splits the project 50/40/10 — 50% conventional first-mortgage bank loan + 40% SBA-guaranteed CDC debenture (typically a 20- or 25-year fixed rate locked at the monthly debenture sale, referenced to a Treasury index) + 10% borrower equity, under 15 U.S.C. §§ 695 et seq. and 13 CFR Part 120 Subpart H. SBA 7(a) is a single-lender general-purpose loan at Prime + spread under 13 CFR § 120.214, with maximum terms of 10 years for working capital and 25 years for owner-occupied real estate under § 120.212. The calculator computes the monthly P&I under each structure (504 sums the first-mortgage and CDC tranches), the total interest over the hold, the 504 blended rate on the 90% borrowed portion, and surfaces a use-case recommendation: 504 is typically cheaper for long-term real estate hold because the CDC debenture rate is fixed and runs 100–200 bps below the equivalent 7(a) starting rate; 7(a) is the only path for working capital (504 does not permit working-capital use under 15 U.S.C. § 695(d)); equipment depends on useful life (504 requires 10+ year useful life).

Small Business Financing

SBA 7(a) Loan Payment + DSCR Calculator

Run the same two numbers SBA 7(a) lenders run on every credit memo: the fixed-rate monthly principal-and-interest payment under standard amortization, and the Debt Service Coverage Ratio (DSCR = business NOI ÷ annual debt service) — the ratio actually underwritten to under SBA Standard Operating Procedure 50 10 7.1. Inputs the loan amount, fixed-vs-variable rate election, term in years (10 for working capital, 25 for owner-occupied real estate under 13 CFR § 120.212), Wall Street Journal Prime Rate, lender spread, and business NOI. Outputs monthly P&I, total interest over the life of the loan, the current SBA guarantee fee under 13 CFR § 120.220 + SOP 50 10 7.1 (waived at 0% for loans ≤ $1M in the current fiscal year), annual debt service, DSCR against the conventional 1.15 underwriting floor, the NOI required to hit that floor, and the funding gap if NOI falls short. Variable-rate spreads are checked against the regulatory ceilings under 13 CFR § 120.214 (Prime + 6.5% on loans ≤ $50K, sliding down to Prime + 3.0% on loans > $350K).

Small Business Financing

SBA Loan Personal Guarantee Risk Calculator

Model the personal-guarantee exposure under an SBA 7(a) or 504 loan before signing SBA Form 148. Under 13 CFR § 120.160(a), every individual owning 20% or more of the borrower must execute an unconditional personal guarantee — and the SBA guarantee is joint and several, meaning the SBA can collect the full post-liquidation deficiency from any single guarantor, regardless of ownership share. The calculator inputs the loan amount, owner share, personal net worth, liquid assets, ERISA-protected retirement assets, primary-residence equity, marital status, and a homestead-exemption tier for the state of residence. Outputs the estimated deficiency, the maximum joint-and-several exposure, the homestead-protected and ERISA-protected portions excluded from collection (29 U.S.C. § 1056 ERISA anti-alienation; 11 U.S.C. § 522 federal exemptions and parallel state homestead statutes), the practical collectable base, the post-collection net worth, a community-property spousal-consent flag, and a down-payment-vs-guarantee tradeoff number — the additional borrower equity that would reduce the projected deficiency to the collectable base.

Small Business Financing

Small Business Loan DSCR Stress Test Calculator

Test a proposed small-business loan's DSCR (Debt Service Coverage Ratio = NOI ÷ annual debt service) against the kinds of revenue, cost, and rate shocks businesses actually experience over a 10- or 25-year hold. The calculator runs a nine-scenario waterfall — base case, revenue −10%, revenue −20%, COGS +5%, COGS +10%, interest +1 percentage point, interest +2 percentage points, a recession combination (revenue −10% + COGS +5%), and a severe-stress combination (revenue −20% + COGS +10% + rate +2pp) — and surfaces DSCR under each. Each scenario is flagged against a user-selectable lender threshold: 1.15 (SBA practitioner floor), 1.20 (SBA operational guidance under SOP 50 10 7.1), or 1.25 (conventional commercial). The calculator also computes a recommended cash reserve = max of six months debt service and the annual NOI shortfall under a severe-revenue scenario. Revenue-shock NOI uses a proportional-COGS assumption (variable-cost model); rate-shock debt service uses a proportional approximation that undercounts rate sensitivity on long-dated loans — both surfaced explicitly.

Small Business Financing

Small Business Working Capital — Term Loan vs LOC vs Factoring Calculator

Compare three common working-capital structures — installment term loan, revolving line of credit (LOC), and invoice factoring — on the same cash-gap profile. Inputs the monthly cash gap, expected duration of need, term-loan rate and amortization, LOC rate plus average utilization assumption plus commitment fee on the undrawn portion, factoring discount per invoice, average invoice term in days, and factoring advance rate. Computes the total cost under each structure over the duration, the term-loan monthly P&I, the LOC effective APR weighted by utilization and commitment, and the factoring effective APR (the central trap — a 2% discount on a 30-day invoice annualizes to 24.3% APR; a 4% discount on a 60-day invoice also annualizes to 24.3%). The recommendation logic compares total costs and weights duration: short-duration needs favor LOC for optionality; long-duration needs favor term loan for the lower rate; factoring is the last resort when other paths are blocked. Surfaces SBA 7(a) working-capital max term of 10 years under 13 CFR § 120.212 and the typical commitment-fee and advance-rate ranges from the practitioner literature.

Florida Real Estate

Florida 1031 Like-Kind Exchange Calculator

Compute the federal capital gains tax deferral on a Florida investment-property 1031 exchange. Surfaces realized gain, depreciation recapture (IRC § 1250 at 25%), the 3.8% Net Investment Income Tax under IRC § 1411, cash + debt-relief boot, and the 45-day identification / 180-day exchange deadlines. Florida has no state personal income tax, so the federal-only deferral is the entire benefit you actually keep.

Florida Real Estate

Florida Adverse Possession Calculator

Evaluate a Florida adverse possession claim under F.S. § 95.16 (with color of title) or F.S. § 95.18 (without color of title). The calculator walks the 7-year continuous-possession period under F.S. § 95.11(2)(b), the common-law elements (hostile / open and notorious / exclusive / continuous), and on the without-color-of-title path the tax-payment overlay and the post-2010 DR-452 filing requirement. Returns a Viable / Likely Viable / Defective / Ineligible verdict, lists each failed element with the operative statutory or case-law citation, and surfaces the realistic next step — typically a quiet title action under F.S. Chapter 65 to perfect a successful claim. Reflects the 2010 amendments to § 95.18 (Ch. 2010-7, Laws of Fla.) that added the Form DR-452 filing requirement and the property-appraiser owner-notice mechanism that dramatically reduced successful Florida adverse possession claims.

Florida Real Estate

Florida Construction-to-Permanent Loan Calculator

Compute the real cost of a Florida construction-to-permanent (CTP) loan — interest-only construction phase, lender-staged draws, and conversion to a standard amortizing permanent mortgage at substantial completion. Florida-specific because the loan structure choice — single-close vs two-close — drives whether the F.S. § 201.08 mortgage documentary stamps and F.S. § 199.133 non-recurring intangible tax attach ONCE (single-close: efficient) or TWICE (two-close: pay the full Florida statutory stack on the construction note and again on the permanent refi). On a typical Florida custom build, the two-close structure costs $3,000-$8,000 more in duplicate Florida statutory closing costs alone. Surfaces construction-phase interest, single-close vs two-close Florida cost comparison, builder risk insurance, optional performance bond, and the total cost to permanent loan starting balance.

Florida Real Estate

Florida HELOC vs Home Equity Loan vs Cash-Out Refinance Calculator

Compare the three ways to tap home equity in Florida — a HELOC, a fixed-rate home equity loan, or a cash-out refinance — side by side on monthly payment, Florida statutory closing costs, and 10-year total cost. Florida-specific because the mortgage documentary stamps (F.S. § 201.08) and the non-recurring intangible tax (F.S. § 199.133) apply to each option's new lien face amount, and the math diverges sharply: the cash-out refi taxes the FULL new first lien (old balance plus cashed-out amount), not just the cash-out portion, while a HELOC or HE loan only taxes the second-lien face. Surfaces the maximum line available under the typical 85% combined-LTV cap, monthly payment shape for each option (HELOC interest-only during the 10-year draw, HE loan fully amortizing, refi P&I), Florida-typical non-statutory closing-cost line items, 10-year cost comparison, and a recommendation based on lowest total cost and stated use of funds. Includes an IRS Pub 936 / TCJA 2017 deductibility check on the stated purpose.

Florida Real Estate

Florida Land Trust Setup Cost Calculator

Estimate the total setup and 10-year cost of owning Florida real estate through a Florida land trust (F.S. § 689.071), a revocable living trust (F.S. Chapter 736), a Florida LLC (F.S. Chapter 605), or the land trust + LLC combo preferred by Florida real-estate investors. Computes the F.S. § 201.02 documentary stamp savings on beneficial-interest transfers (the Florida land trust's signature feature), the recommended structure given your goal mix (anonymity, asset protection, estate planning), the F.S. § 605.0212 LLC annual report carrying cost, and probate-avoidance posture under F.S. § 689.073 (land trust) or F.S. Chapter 736 (revocable trust).

Florida Real Estate

Florida Mortgage Calculator

Compute the real cost of a Florida home — not just the principal-and-interest payment. Layers in property tax under F.S. § 200.001, hurricane-loaded homeowners insurance under F.S. § 627.4133, HOA dues, and the Florida-specific closing-cost stack other mortgage calculators miss: deed documentary stamps (F.S. § 201.02), mortgage documentary stamps (F.S. § 201.08), the non-recurring intangible tax (F.S. § 199.133), and OIR-promulgated title insurance (F.S. § 627.7825). Surfaces cash to close, monthly all-in (PITI + HOA), affordability against the 28/36 rule, and total cost of ownership over the full loan term.

Florida Real Estate

Florida Mortgage Refinance Break-Even Calculator

Compute the break-even month on a Florida mortgage refinance — the point at which monthly P&I savings recoup the new note's closing costs. Florida-specific because every Florida refi triggers a fresh round of the mortgage-side closing-cost stack other states do not impose: documentary stamps on the new mortgage under F.S. § 201.08 ($0.35/$100), the non-recurring intangible tax under F.S. § 199.133 ($2 per $1,000), and a new lender's title insurance policy under F.S. § 627.7825 / OIR Rule 69O-186.003. The standalone lender's policy on a refi is NOT eligible for the simultaneous-issue $25 flat rate; it is rated at the full promulgated schedule on the loan amount, with a 30% reissue credit available if the prior owner's policy was issued within 3 years. Surfaces monthly savings, total Florida refi closing costs, break-even month, 5- and 10-year cumulative net savings, and a refi-worth-it verdict against your expected holding period.

Florida Real Estate

Florida Primary Residence Capital Gains Calculator

Compute the federal capital gains tax on the sale of a Florida primary residence after the IRC § 121 exclusion ($250K single / $500K MFJ). Surfaces realized gain, the § 121 exclusion applied, depreciation recapture at the flat 25% rate under IRC § 121(d)(6) and § 1250, the 3.8% Net Investment Income Tax under IRC § 1411, and the partial-exclusion proration under Treas. Reg. § 1.121-3. Florida has no state personal income tax (Florida Constitution Art. VII § 5), so the federal-only math is the entire picture.

Florida Real Estate

Florida Probate Attorney Fee Calculator

Estimate the Florida probate attorney's presumptively reasonable compensation under F.S. § 733.6171(3). The attorney's fee is SEPARATE from the personal representative's own compensation under F.S. § 733.617 — both run against the same estate but on different schedules. Computes the flat-fee bands on estates up to $100,000 ($1,500 / $2,250 / $3,000), the layered percentage tiers above $100,000 (3% / 2.5% / 2% / 1.5% / 1%), the multiple-attorneys shared-fee rule under § 733.6171(8), the will/agreement override under § 733.6171(3) and (2), and the court-discretionary extraordinary-services add-on under § 733.6171(4).

Florida Real Estate

Florida Probate Costs Calculator

Estimate the total cash cost of administering a Florida estate under F.S. Chapter 733 (formal administration) or F.S. § 735.201 (summary administration). Computes the attorney's presumptively reasonable fee under the F.S. § 733.6171(3) statutory schedule, the personal representative's fee under F.S. § 733.617, filing and publication costs, and the recommended administration path given total estate value (excluding the Florida-homestead residence, which passes outside probate under Fla. Const. Art. X § 4 and F.S. § 732.401). Florida imposes no state estate tax; the only estate-tax exposure is the federal estate tax under IRC § 2001, which applies only above the IRC § 2010 unified-credit exemption.

Florida Real Estate

Florida Quiet Title Action Cost Estimator

Project the all-in cost of a Florida quiet title action under F.S. Chapter 65 to clear a title defect — the most common cure for a tax-deed-purchased property whose title is technically valid but uninsurable, inherited property with unrecorded interests, boundary disputes, fraudulent transfers, or post-foreclosure clouds. Computes filing fee under F.S. § 28.241, service-of-process costs (per-defendant and publication under F.S. Chapter 49), title commitment, attorney fees uncontested and contested, and final-judgment recording. Returns total estimated cost, the uncontested-vs-contested breakdown, estimated timeline (typical 4 to 8 months uncontested; 12 to 24 months contested), a cost-benefit verdict against property value (Cost-benefit positive / marginal / Cost exceeds value threshold), and a title-insurability statement. Cites the Marketable Record Title Act under F.S. Chapter 712 as an alternative curative path when a root of title at least 30 years old is established.

Florida Real Estate

Florida Residential Eviction Timeline Calculator

Project a Florida residential eviction end-to-end under Part II of F.S. Chapter 83: notice-period status under § 83.56 (3-day non-payment notice excluding weekends and legal holidays under § 83.56(3); 7-day non-curable notice under § 83.56(2)(a); 7-day notice to cure under § 83.56(2)(b)), estimated days from today to writ-of-possession execution, total cost (filing fees plus optional attorney representation in the typical $1,500 to $3,000 county-court band), defenses available to the tenant (rent-escrow gateway under § 83.60(2), retaliation under § 83.64, service-member protections under § 83.561 and the SCRA), and the recommended next procedural step for the landlord. Surfaces the § 83.67 prohibition on self-help eviction (no lockouts, utility shutoffs, or removal of tenant property) — the sheriff's writ-of-possession process is the only lawful path.

Florida Real Estate

Florida Reverse Mortgage / HECM Calculator

Compute the principal limit, available cash at closing, monthly tenure payment, and line-of-credit growth on a Florida HUD Home Equity Conversion Mortgage (HECM) — the federally-insured reverse mortgage available to homeowners age 62 and older through HUD-approved lenders. Florida-specific because the new HECM lien triggers Florida mortgage doc stamps (F.S. § 201.08) at $0.35/$100 of max claim amount plus the non-recurring intangible tax (F.S. § 199.133) at 2 mills per dollar — a meaningful add-on to the federal HECM closing-cost stack (2% Initial MIP, capped origination, counseling, third-party costs). Surfaces the HUD PLF lookup by age and expected rate, the $1,209,750 HECM national lending limit, the four HECM payment-option structures (lump sum, tenure, line of credit with growth, hybrid), and the projected balance at years 10 and 20. Includes the Florida homestead nuance: the constitutional homestead shield (Art. X § 4) does not survive a mortgage default, but HECM is structured so that non-payment cannot trigger default because payments are deferred — meaning the homestead protection remains meaningfully intact for HECM borrowers who keep current on property charges.

Florida Real Estate

Florida Seller Net Sheet Calculator

Compute a Florida seller's net at closing — sale price minus mortgage payoff, F.S. § 201.02 deed documentary stamps, F.S. § 627.7825 OIR-promulgated owner's-title-insurance premium (where customarily seller-paid), F.S. § 475.42 real-estate commission, F.S. § 197.0734 prorated property taxes, prorated HOA / condo dues, and the seller's share of closing fees. Surfaces gap vs expected proceeds.

Florida Real Estate

Florida Vacation Rental Tax & Compliance Calculator

Underwrite a Florida short-term-rental (Airbnb / VRBO / direct-booking) at compliance grade. Stacks the three Florida transient-rental taxes — state 6% under F.S. § 212.03, county discretionary surtax under F.S. § 212.054, and the county Tourist Development Tax (the bed tax) under F.S. § 125.0104 — into a single effective-rate number that typically lands at 11%-14% of gross revenue. Surfaces the DBPR vacation-rental license cost under F.S. § 509.241 (DBPR Division of Hotels and Restaurants oversight under F.S. § 509.032), the platform-side host commission, and the post-2024 patchwork of local-jurisdiction restrictions that survived HB 1537's failed preemption attempt. Produces a compliance verdict and net-revenue-to-host on the same screen.