Other Calculators

D.C. Condominium

DC Common Interest Community Manager Renewal Calculator

Track continuing-education completion against the District of Columbia Common Interest Community Manager (CICM) two-year renewal cycle under DCMR Title 17, Chapter 33 (administered by the DC Department of Licensing and Consumer Protection). Returns the CE-hours deficit (total, law, ethics, general), the days-to-renewal-close countdown, the renewal eligibility status (eligible, deficit, urgent deficit), and the recommended action for the renewal file.

Florida HOA & Condo

Florida Condo Master Policy Deductible Allocation Calculator

When a Florida condominium master policy pays a claim, the deductible is allocated to unit owners as a common expense under F.S. § 718.111(11)(d). For a $50M Florida building with a 5% hurricane deductible, that's $2.5M spread across the unit base — and the unit owner's HO-6 loss-assessment coverage may not be enough to absorb it. This calculator quantifies the per-unit share, the HO-6 reimbursement gap, and the out-of-pocket exposure.

Florida HOA & Condo

Florida Condominium Capital Contribution Calculator

Compute the one-time initial capital contribution a Florida condominium or HOA charges new owners at closing under F.S. § 718.112(2)(i) and § 720.308. Compares the four common declaration methods — fixed dollar, months of dues, percentage of sale price, and working-capital seed — to find the lowest and surface the per-unit fairness trade-off.

Florida HOA & Condo

Florida Condominium Termination Calculator

Compute the 80% approval threshold, the 5% objector cap, the per-unit distribution of proceeds, and the unit owner's net (after mortgage payoff) for a Florida condominium termination under F.S. § 718.117. Walks the optional-termination procedure of § 718.117(3), the distribution rules of § 718.117(11), the mortgagee-consent requirement of § 718.117(4)(b), and the post-vote judicial-review window of § 718.117(13), incorporating the HB 1021 (2024) amendments to Florida termination practice.

Florida HOA & Condo

Florida Cooperative Apartment Cost Calculator

Florida Statutes Chapter 719 governs cooperative apartments — a distinct ownership structure from condominium (Chapter 718). In a co-op, the cooperative association holds ONE mortgage on the entire building; there are no separate unit mortgages. The building mortgage is paid through monthly maintenance, which also bundles property tax, insurance, operations, and reserves. This calculator decomposes that maintenance fee, computes the unit's allocated share of the building mortgage debt, and compares the true monthly housing cost to an equivalent condominium.

Florida HOA & Condo

Florida HOA / Condo Suspension of Rights Calculator

Check whether a Florida community association may suspend an owner's common-area use rights and voting rights for monetary delinquency. Walks the statutory ladder under F.S. § 718.303 (condo) and § 720.305 (HOA): the more-than-90-day delinquency threshold, the 14-day written-notice window, the non-essential-rights limitation, the uniform-application requirement, and the automatic restoration on cure.

Florida HOA & Condo

Florida HOA Rental Restriction Vote & Grandfathering Calculator

Compute the F.S. § 718.110(13) and § 720.306(1)(d) 75% supermajority threshold for a Florida condominium or HOA rental-restriction amendment (minimum-lease term, no-rental rule, or lease-approval requirement); return a Passes / Falls Short / Pending verdict against current vote totals; quantify the grandfathered-owner cohort (owners holding title as of the effective date are not bound by the new restriction until they sell, under the 2021 amendment to § 718.110(13) and the Contracts-Clause baseline); project years to full effect at the entered churn rate; and surface the F.S. § 718.112(2)(i) lease-application authority that survives a failed cap and the HB 1537 (2024 failed) vacation-rental preemption status.

Florida HOA & Condo

Florida HOA/Condo Recall Election Calculator

Walk a Florida condominium or HOA board-recall vote against the F.S. § 718.112(2)(j) / § 720.303(10) majority-of-all-voting-interests threshold, the 5-business-day board response window, the 10-business-day records-turnover window for a certified recall, and the DBPR arbitration pathway when the board rejects or fails to act. Returns the required vote count, per-director status (recalled, retained, pending board action, or awaiting arbitration), deadline countdowns, and a certificate-ready summary.

Florida HOA & Condo

Florida Milestone Inspection Trigger & Cost Calculator

When is your Florida condo or co-op due for its mandatory milestone structural inspection under F.S. § 553.899 — and what should it cost? The calculator returns the trigger year (25 years if within 3 miles of coast, 30 years inland, 10-year recurrence after first), the Phase 1 cost estimate range, and the Phase 2 risk-adjusted add if substantial structural deterioration is suspected.

Florida Insurance

Florida Auto Diminished Value Claim Calculator

Estimate a Florida third-party auto diminished value claim using the industry-standard 17c formula. Florida recognizes the loss in a repaired vehicle's market value as a property-damage tort claim against the at-fault driver's third-party carrier (NOT against the claimant's own PIP / no-fault policy). The four-year statute of limitations under F.S. § 95.11(3)(a) governs filing; F.S. § 627.7407 frames the third-party claim mechanism; F.S. § 627.736(10) preserves the DV claim from the no-fault regime. The 17c formula multiplies a 10% base-loss-of-market-value figure by a damage-severity multiplier (none / minor / moderate / major / severe) and a mileage-band multiplier (six bands from under-20K to over-100K miles). The calculator surfaces the 17c estimate, the formula breakdown, the SOL status, a comparison to typical Florida settled-claim ranges, and a stage-aware recommendation (demand-letter timing, negotiation guidance, or attorney-escalation cue).

Florida Insurance

Florida Auto UM Stacking Calculator

Compute stacked vs unstacked Florida Uninsured/Underinsured Motorist (UM/UIM) effective limits given vehicle count and per-vehicle UM limit, estimate the annual premium delta for electing stacking, and surface the F.S. § 627.727(2) auto-stacking trap that catches multi-vehicle Florida policies without a separate signed stacking-rejection form. Stacked UM under F.S. § 627.727(9) multiplies the per-vehicle UM limit by the number of vehicles on the policy — a 3-car household at 100/300 per vehicle has 300/900 of effective UM coverage. Typical Florida admitted-carrier uplift for stacking is 30 to 60 percent on the unstacked UM premium. If the named insured did not sign a written rejection of stacking, UM is automatically stacked by operation of law regardless of which rate tier was filed.

Florida Insurance

Florida Business Owners Policy (BOP) Calculator

Estimate the total annual Business Owner's Policy (BOP) premium for a small Florida business. A BOP packages commercial general liability, commercial property (building and / or contents), and business interruption (BI) into one small-commercial form — typically for businesses under 100 employees and under $5M in revenue. Florida-specific structure drives the math: the standard BOP form EXCLUDES windstorm and hail on commercial property in Tier 1 and Tier 2 coastal counties, so wind / hurricane must be added as an endorsement or written separately through Citizens Property Insurance Corporation's Commercial Lines Account or the surplus-lines market; Tier 1 coastal Florida BOP rates run 1.5×-2.0× the inland baseline on the property portion; Tier 1 small businesses commonly carry a 5% wind / hurricane deductible (with a $5,000-$25,000 flat-dollar floor); BI is typically written as a 72-hour-waiting-period, 12-month actual-loss-sustained form; and cyber liability is now widely offered as a $300-$1,500/yr bundled rider.

Florida Insurance

Florida Citizens Glide Path Rate Cap Calculator

Check whether your Citizens Property Insurance renewal complies with the F.S. § 627.351(6)(a)(6) annual rate-increase cap — the 'glide path' that steps the statutory ceiling from 10% in 2022 to 15% in 2027 and beyond. The cap applies to homestead primary residences only; under 2022 SB 2A, non-homestead vacation homes and rentals are priced at actuarially-sound rates with no annual ceiling. This calculator compares your prior-year and proposed renewal premiums against the year-specific cap, computes the maximum allowed renewal, and reports any overage Citizens cannot collect.

Florida Insurance

Florida Citizens vs Private Market Insurance Premium Estimator

Compare your likely Citizens Property Insurance premium against the typical Florida admitted private-market premium for the same property — and find out which way the 20% rule resolves. Citizens, the state-backed insurer of last resort, is statutorily constrained to be at most 20% below any available admitted private-market quote (F.S. § 627.351(6)(a)5) and is capped at +10% per year for existing policyholders (F.S. § 627.351(6)(n)6). This calculator models the Citizens premium, the typical private-market premium, the 20% eligibility threshold, the year-2 capped Citizens premium, and the 5-year and 10-year cumulative cost difference under the post-2022 Florida property-insurance market. Anchored to F.S. § 627.351(6), OIR Rule 69O-137, and Florida OIR Annual Citizens Reports 2024-2026.

Florida Insurance

Florida Equine Liability Insurance Calculator

Estimate the annual cost of a Florida equine liability stack for hobby owners, casual boarders, small commercial barns, and large commercial operations. Florida is a top-three equine state by registered horses and by commercial operations — the Marion County (Ocala) thoroughbred industry, the Wellington (Palm Beach) hunter-jumper and dressage industry, plus statewide boarding, lesson, and trail-ride operators. The Florida Equine Activity Liability Act (F.S. § 773) grants meaningful inherent-risk immunity under F.S. § 773.02, but four well-defined exceptions in F.S. § 773.04 (faulty tack, negligent matching, latent dangerous condition, willful conduct) and the F.S. § 773.05 signage and waiver requirement create exposure that commercial Equine General Liability ($1M-$5M occurrence), a Care, Custody, Control endorsement for boarder's horses, and Major Medical / Mortality coverage on the horses themselves are designed to backstop. The calculator decomposes the total premium and reads an F.S. § 773 immunity-gap severity verdict against the activity mix.

Florida Insurance

Florida Insurance Policy Cancellation & Nonrenewal Calculator

Evaluate a Florida residential property insurance cancellation or nonrenewal under F.S. § 627.728, § 627.4133, and § 627.7283: notice-period compliance (10/45 days for cancellation under § 627.728(2); 120 days for nonrenewal under § 627.4133(2)(a)2), the F.S. § 627.728(3)(a) initial 90-day underwriting window, the § 627.4133(2)(d)(2) post-disaster moratorium that bars cancellation or nonrenewal of a hurricane- or wind-damaged dwelling during a governor-declared state of emergency, the statutory list of cancellation reasons under § 627.728(3)(b), and the pro-rata / short-rate return premium under F.S. § 627.7283. Reinforced by HB 119 (2022) and HB 837 (2023).

Florida Insurance

Florida Insurance Premium Financing Calculator

Compute the real cost of financing a Florida insurance premium through a licensed premium finance company (PFC) under the Florida Insurance Premium Finance Act, F.S. § 627.838-627.851. Florida-specific because coastal homeowners with $8K-$20K annual property insurance premiums under F.S. § 627.4133 increasingly cannot pay annually after the 2022-2025 carrier-retreat dynamic — the practical choices are pay annually, finance through a Florida-licensed PFC, or charge to a credit card. This calculator computes monthly payment, total finance charge, effective APR (including the flat monthly service charge allowed under F.S. § 627.840), the difference vs paying annually, and a comparison against the credit-card-pay-annually alternative. Flags an APR that exceeds the Florida-licensed-PFC practical ceiling so you can verify the lender is actually Florida-licensed and subject to F.S. § 627.840.

Florida Insurance

Florida Mini-COBRA Health Insurance Continuation Calculator

Estimate the monthly and 18-month cost of continuing employer-sponsored health coverage under F.S. § 627.6692 (Florida Mini-COBRA) and compare to the ACA marketplace and any available spousal employer plan. Florida Mini-COBRA extends continuation rights to employees of Florida employers with fewer than 20 employees — the gap below federal COBRA's 20-employee threshold under 29 U.S.C. § 1161 — at up to 102% of the full group premium (100% premium plus a 2% administrative fee) for up to 18 months. The 30-day election window under F.S. § 627.6692 is materially shorter than federal COBRA's 60-day window and is the most common source of accidental forfeiture, so the calculator surfaces the deadline prominently. The recommended-path output runs the three structural alternatives — Mini-COBRA, an ACA marketplace plan with any anticipated premium tax credit, and adding the household to a spouse's employer plan through the loss-of-coverage special enrollment period — and points at the lowest-priced viable path, with caveats about provider-network continuity, in-progress specialist relationships, and already-met deductible balances that often justify the higher Mini-COBRA premium when the prior plan is preferred.

Florida Insurance

Florida My Safe Florida Home (MSFH) Grant Calculator

Compute the total project funding available under Florida's My Safe Florida Home (MSFH) hurricane-mitigation grant program. The state matches every $1 of homeowner contribution with $2 of grant funding, up to a $10,000 state ceiling — so a homeowner who contributes $5,000 unlocks $15,000 in total project funding. The calculator runs the three-prong eligibility gate (owner-occupied homestead, insured value at or below $700,000, current MSFH inspection on file), reports the state-match and homeowner-share split, projects the annual windstorm-premium savings from the wind-mit credit captured by the upgrade, and computes the payback period on the homeowner's $5,000 contribution. Anchored to F.S. § 215.5586 and the current DBPR/DFS MSFH program rules.

Florida Insurance

Florida Public Adjuster Fee Calculator

Estimate the public adjuster fee, the net recovery to the homeowner, and the attorney-comparison net recovery on a Florida first-party insurance claim. Florida public adjusters represent policyholders in claim negotiations against their own carrier; their fees are capped by F.S. § 626.854 at 20% of the claim payment on standard claims, 10% of the claim payment for the first 12 months following a Governor's declaration of a state of emergency, and 20% on reopened / supplemental claims. F.S. § 626.8541 imposes written-contract and cancellation-right requirements. Post-Ian (2022) and the 2024 hurricane season drove substantial Florida public adjuster activity and recent legislation has tightened licensing. The calculator selects the correct statutory cap from the claim type, the emergency-declaration status, and the months elapsed since the declaration; computes the fee at the statutory cap and the resulting net recovery; and surfaces an attorney-comparison branch (33.33% default contingency, configurable) plus a non-prescriptive PA / attorney / DIY recommendation read.

Florida Insurance

Florida Real Estate Broker E&O Insurance Calculator

Estimate the total annual Errors & Omissions (E&O) insurance premium for a Florida real estate licensee or brokerage under F.S. Chapter 475. Florida does not statutorily mandate E&O — Chapter 475 is silent on the question — but virtually every active Florida brokerage requires E&O on every sales associate and broker associate as a condition of affiliation, and most national franchises (Re/Max, Keller Williams, Coldwell Banker, Berkshire Hathaway HomeServices, EXP) impose the requirement at the franchise level. The calculator compares the per-licensee individual-policy stack against a brokerage-wide policy, applies the Florida Realtors statewide group plan discount (typically 20%) for FAR members, models the post-Surfside (2021) coastal-Florida underwriting tightening at brokerage-tier mid-points, and surfaces the cheaper structure with a plain-English recommendation. Outputs the total annual premium, the per-licensee math, the brokerage-policy math, and the FAR group plan dollar savings.

Florida Insurance

Florida Roof Age Insurance Eligibility Calculator

Test whether a Florida home's roof is insurable at all, and on what terms, given roof age and material. The post-Ian Florida market hard-declines most asphalt-shingle roofs at 25 years, switches roof-loss settlement from Replacement Cost to Actual Cash Value at 15 years (SB 4-D 2022), and permits a separate 2% roof deductible at 10 years (HB 1183 2022). This calculator produces a carrier-by-carrier eligibility verdict (Admitted-strict / Admitted-standard / Citizens wraparound / Surplus-lines), the expected RCV vs ACV settlement type, a reroof-timing recommendation (now vs next renewal vs wait until storm), and a dollar comparison of the typical $15K-$30K reroof against the modeled annual premium surcharge for keeping the aging roof.

Florida Insurance

Florida Slip-and-Fall Negligence Claim Value Calculator

Estimate the settlement value of a Florida slip-and-fall premises-liability claim against a business establishment under F.S. § 768.0755 (the transitory foreign substance statute, 2010) and F.S. § 768.81 as amended by HB 837 (2023, modified comparative negligence with a 50% bar). Florida imposes the strictest slip-and-fall burden of proof in the country: the plaintiff must prove the business had actual or constructive knowledge of the dangerous condition AND failed to remedy it. Constructive knowledge is proved by showing the condition existed for such a length of time that the business should have discovered it in the exercise of ordinary care, OR by showing the condition occurred with such regularity it was foreseeable. HB 837 (2023) shifted Florida from pure comparative negligence to modified comparative negligence — a plaintiff found greater than 50% at fault recovers nothing. The calculator computes the gross claim value (special damages + medicals × 2-5x severity multiplier for general damages), applies the comparative-fault reduction, surfaces the HB 837 bar verdict, and reads the F.S. § 768.0755 notice-burden assessment against the Florida case-law working floor for length-of-time sufficiency.

Florida Insurance

Florida Surplus Lines Tax Calculator

Compute Florida surplus-lines taxes and fees on any non-admitted (E&S) placement under F.S. § 626.913–626.937: the 5.00% Surplus Lines Premium Tax (F.S. § 626.932), the 0.06% FSLSO Service Fee (F.S. § 626.9325), and the $4 flat EMPA per-policy fee (F.S. § 252.372). Supports multi-state allocation under NRRA (2010) home-state rules, accounts for policy-level fees (policy fee, inspection fee, broker fee) in the taxable basis, and breaks out the effective rate as a percentage of premium so the insured can verify the surplus-lines agent's tax statement line-by-line.

Florida Insurance

Florida Workers Comp Washout Settlement Calculator

Estimate the lump-sum washout settlement value of a Florida workers' compensation claim under F.S. § 440.20(11), the most carrier-favorable settlement statute in the country. Florida § 440.20(11)(c) allows a represented claimant to close future indemnity, future medical, and reopener rights on a full-and-final basis in exchange for a lump-sum payment, with the Judge of Compensation Claims reviewing only the reasonableness of the attorney's fee — not the merits of the settlement. The calculator computes the claim's full value (past indemnity at 2/3 of AWW × weeks paid, future indemnity present-value at 2/3 of AWW × disability-rating × remaining weeks capped at the F.S. § 440.15(3)(c) 401-week permanent-partial maximum, and the carrier's future medical reserve), applies the typical 50-70% mediation-negotiation discount, runs the F.S. § 440.34 attorney's-fee sliding scale, and surfaces the federal SMART Act Medicare Set-Aside posture against the 30-month Medicare-eligibility lookback.

Florida Insurance

Florida Workers Compensation Calculator

Determine whether a Florida business is required to carry workers' compensation insurance under F.S. Chapter 440 and estimate the annual premium. Florida's coverage triggers are the toughest in the country for construction-industry employers — a single non-exempt employee triggers F.S. § 440.10 from day one — and moderate for non-construction employers at 4+ employees. The calculator reads the coverage-trigger verdict against F.S. § 440.02(15) and § 440.02(17), prices the NCCI Florida class-code manual premium against payroll, applies the experience modifier with the new-employer 1.00 floor under NCCI rule, layers the combined ~3% Florida assessment / surcharge stack, and surfaces the F.S. § 440.107 non-compliance penalty (two times premium over the preceding two years, or $1,000, whichever is greater) for every required-but-uncovered risk.

New Jersey Condo

New Jersey PREDFDA Public Offering Statement Calculator

Compute the New Jersey Planned Real Estate Development Full Disclosure Act (PREDFDA, N.J.S.A. 45:22A-21 et seq.) Public Offering Statement timing for new sales and the N.J.A.C. 5:26-8 resale-disclosure deadline for resale transactions. Returns the POS-delivery-before-contract check, the N.J.S.A. 45:22A-37(c) 7-business-day rescission window close date, the 10-day resale-certificate delivery deadline, and the POS content checklist count.

New Jersey Condo

New Jersey Radburn Act Board Election Calculator

Compute the mandatory milestone dates for a New Jersey condominium board election under the Radburn Act (N.J.S.A. 46:8B-12.1): the 60-day notice of election deadline, the 30-day nomination deadline, the 14-day candidate-statement distribution deadline, and the election date itself. Flags whether the notice window has expired and whether the schedule is on track. Use as a planning checklist before noticing an election; use as a cross-check during the election to confirm procedural compliance with the Radburn Act secret-ballot, restricted-proxy, and open-count requirements.

North Carolina HOA & Condo

North Carolina HOA Budget Ratification Calculator — Inverse-Vote Procedure under N.C.G.S. Sec. 47F-3-103(c) & Sec. 47C-3-103(c)

Compute the North Carolina HOA / condominium annual budget ratification status under the inverse-vote (reverse veto) model of N.C.G.S. Sec. 47F-3-103(c) (Planned Community Act) and N.C.G.S. Sec. 47C-3-103(c) (Condominium Act). The budget is ADOPTED AUTOMATICALLY unless owners representing 2/3 of total votes vote to REJECT within 30 days of mailing. The calculator determines the rejection deadline, votes needed to reject, whether the window is still open, and the per-unit annual assessment.

Texas HOA

Texas Chapter 82 Condominium Reserve Fund Calculator

Compute the recommended annual reserve contribution for a Texas condominium association under Tex. Prop. Code § 82.114 (straight-line funding: replacement cost minus current balance divided by remaining useful life), the current funding ratio, years to full funding, the 2/3 owner-vote threshold to waive reserve requirements, and whether a reserve study is required under § 82.1141 (64+ units).

Arizona Real Estate

Arizona Property Tax Calculator (LPV + Class System)

Compute an Arizona property's annual tax bill under A.R.S. Title 42 (Chapters 11-15) and Article 9 § 8 of the Arizona Constitution. Models the two-tier Full Cash Value (FCV) and Limited Property Value (LPV) regime with the 5% annual LPV cap (Proposition 117, 2012), the statutory property-class assessment ratios (Class 1 commercial at 16%, Class 3 owner-occupied primary at 10%, Class 6 agricultural at 15%), and the A.R.S. § 42-13301 Senior Valuation Protection freeze (age 65+ at the $48K single / $60K MFJ 2026 income limit, three-year renewal).

California Real Estate

California AB 1482 Statewide Rent Cap Calculator

Evaluate a California residential rent increase against the AB 1482 Tenant Protection Act (Cal. Civil Code § 1947.12, Stats. 2019 Ch. 597; effective January 1, 2020, sunset January 1, 2030). Computes the § 1947.12(a)(1) cap as the lesser of 5% + regional CPI or 10%, applies the § 1947.12(a)(2) twice-per-12-months rule, and resolves each § 1947.12(d) exemption — the 15-year rolling new-construction exemption, the single-family-home exemption with its corporate-ownership trap and § 1947.12(d)(5) written-notice requirement, the duplex owner-occupied exemption, deed-restricted affordable housing, and the § 1947.12(j) deference to stricter local rent stabilization ordinances. Surfaces the § 1946.2 just-cause eviction companion and the statutory sunset.

California Real Estate

California Mello-Roos CFD Tax Calculator

Project the lifetime cost of a California Mello-Roos Community Facilities District (CFD) special tax on a parcel under the Mello-Roos Community Facilities Act of 1982 (Cal. Gov. Code §§ 53311–53368.3). Walks the current-year special tax forward at the supplied annual escalator (typically 2%, set by the CFD's Rate and Method of Apportionment under § 53321(d)) across the remaining bond term, reports the nominal lifetime total and the present value at a 6% discount, expresses the special tax as an effective ad-valorem-equivalent percentage of purchase price, and combines it with the parcel's Prop 13 base property tax to surface the true first-year property-tax burden. The Mello-Roos special tax is layered on top of Cal. Const. Art. XIIIA § 1(a)'s 1% base rate cap — it does NOT count toward the 1% cap because it is a special tax, not an ad-valorem tax. Disclosure is REQUIRED at every sale under Cal. Civ. Code § 1102.6b via the separate Notice of Special Tax and Assessment Lien.

California Real Estate

California Tenant Security Deposit Calculator

Evaluate a California residential security deposit under Cal. Civil Code § 1950.5, as amended by AB 12 (Statutes of 2023, Ch. 689; effective July 1, 2024). Computes the lawful maximum deposit under the post-AB-12 one-month cap (§ 1950.5(c)(1)), the small-landlord two-month exception for natural persons owning no more than two residential properties comprising no more than four units (§ 1950.5(c)(4)), and the active-duty servicemember one-month protection (§ 1950.5(c)(5)). Surfaces the § 1950.5(g)(1) 21-day return deadline, the § 1950.5(g)(2) itemized statement and $125 receipt threshold, the § 1950.5(f) pre-move-out walkthrough right, and the § 1950.5(l) bad-faith retention exposure of up to two times the deposit.

Connecticut Real Estate

Connecticut Real Estate Conveyance Tax Calculator

Compute the two-layer Connecticut transfer-tax stack — the State Real Estate Conveyance Tax under Conn. Gen. Stat. § 12-494 (true progressive/marginal tiers on residential at 0.75% / 1.25% / 2.25%, flat 1.25% commercial, flat 0.75% unimproved land) plus the Municipal Real Estate Conveyance Tax under § 12-639 (0.25% standard, 0.50% in the eighteen designated 'target community' municipalities under § 12-639(b)). Isolates the PA 19-186 mansion-tier portion (the 2.25% rate on dollars above $2.5M) so sellers above the Gold Coast threshold can see exactly how much of their bill is attributable to the 2020 add. Unlike New Jersey's tier-based-flat structure, Connecticut's state residential tax is genuinely marginal.

Federal Tax

Federal "Augusta Rule" (§ 280A(g)) Tax-Free Rental Calculator

Compute the IRC § 280A(g) Augusta-Rule rental income exclusion for a personal residence rented fewer than 15 days in a calendar year. Models the closely-held-entity rent-to-own-business strategy (S-corp, partnership, single-member LLC) where business-paid rent is a § 162 deduction at the entity level AND tax-free income to the owner under § 280A(g) — shifting business income to tax-free personal income at the owner's marginal federal + state rate. Surfaces the 14-day cap (day 15 voids the entire year's exception under § 280A(a)-(d) vacation-home rules), the Form 1099-MISC threshold ($600 under IRC § 6041), the fair-market-rate documentation requirement (3+ comps under § 267 and Treas. Reg. § 1.280A-3), and an audit-risk score keyed to day count and number of documented comparables. Federal-pure mechanics for any jurisdiction.

Federal Tax

Federal Alternative Minimum Tax (AMT) Calculator

Compute the parallel federal Alternative Minimum Tax under IRC §§ 55-59 against your regular federal tax. Models the 2026 exemption ($140,000 MFJ, $90,000 single / HoH, $70,000 MFS), the 25¢/$1 phase-out above $1,278,000 MFJ / $639,000 single, and the 26% / 28% two-bracket rate schedule. Surfaces the standard add-backs — SALT, real estate tax, ISO bargain element, depreciation differences, private activity bond interest — and shows whether AMT exceeds regular tax for the year (the post-TCJA AMT hits ~0.1% of returns and is almost always ISO-driven).

Federal Tax

Federal Backdoor Roth Conversion Calculator

Compute the IRC § 408A Backdoor Roth conversion mechanic for the 2026 tax year, surfacing the most-missed pitfall: the § 408(d)(2) pro-rata aggregation rule. Models the Roth IRA MAGI income-limit phaseouts under § 408A(c)(3) (Single/HoH $150K-$165K est., MFJ $236K-$246K est., MFS $0-$10K), the § 219(b) annual contribution limit ($7,500 est. + $1,000 age-50+ catch-up), the pro-rata calculation across all Traditional/SEP/SIMPLE IRA balances (the trap that turns a tax-free conversion into a meaningful tax bill), the cleanout strategy (rollover pretax IRA balance into a 401(k) — which is NOT aggregated under § 408(d)(2)), the mega backdoor Roth path under § 401(a) using after-tax 401(k) contributions and in-plan Roth conversions, and Form 8606 reporting requirements. Federal-pure mechanics — high-earner workaround for taxpayers excluded from direct Roth contribution by the § 408A(c)(3) income limits.

Federal Tax

Federal Bonus Depreciation + Recapture Calculator

Compute the IRC § 168(k) bonus depreciation deduction and the recapture tax on disposition. Models the TCJA phase-down (100% → 0% from 2017 through 2027; 20% in 2026), eligibility (personal property under § 1245 and Qualified Improvement Property under § 168(e)(6) are eligible; residential rental and non-residential real property are not), straight-line follow-on depreciation, accumulated depreciation, adjusted basis, realized gain, § 1245 ordinary recapture vs § 1250 unrecaptured 25%-capped recapture, LTCG on the excess, and the § 280F luxury-auto first-year cap. Election out under § 168(k)(7) is supported. Federal-pure mechanics for any jurisdiction.

Federal Tax

Federal Casualty Loss Deduction Calculator (IRC § 165)

Compute the IRC § 165 personal casualty loss deduction after a federally-declared disaster — Hurricane Helene, Hurricane Milton, the 2025 California wildfires, or any Stafford-Act § 401 declared event. Models the § 165(b) lesser-of-basis-or-FMV-decline test, the § 165(k) insurance-reimbursement reduction, the $100 per-event floor under § 165(h)(1), the 10%-of-AGI aggregate floor under § 165(h)(2), the TCJA-imposed federally-declared-disaster gate under § 165(h)(5), and the § 165(i) prior-year election. Surfaces every interim value — gross loss, after-reimbursement, after-floors, deductible, and estimated tax savings at the supplied marginal bracket — in a single planning view. Federal-pure mechanics, applicable in any state where a disaster has been federally declared.

Federal Tax

Federal FBAR (FinCEN 114) Penalty Calculator

Compute the federal Bank Secrecy Act civil penalty exposure under 31 USC § 5321 for a delinquent FBAR (FinCEN Form 114) filing. Models the $10,000 aggregate-balance threshold under 31 CFR § 1010.350, the per-form non-willful penalty regime as recast by Bittner v. United States, 598 U.S. 85 (2023) ($17,500 per annual report in 2026), the willful penalty regime under § 5321(a)(5)(C) (greater of $136,500 fixed-dollar floor or 50% of the highest aggregate balance, per year), the reasonable-cause safe harbor under § 5321(a)(5)(B)(ii), the Streamlined Domestic Offshore Procedures (5% one-time penalty on the highest aggregate balance over six years for U.S. residents), the Streamlined Foreign Offshore Procedures ($0 penalty for non-U.S. residents), the criminal exposure ceilings under § 5322 ($250K + 5 years standard, $500K + 10 years for a pattern of illegal activity), and the 6-year civil statute of limitations under § 5321(b)(1).

Federal Tax

Federal Foreign Earned Income Exclusion (FEIE / § 911) Calculator

Compute the IRC § 911 Foreign Earned Income Exclusion (FEIE) for American expatriates, digital nomads, and self-employed taxpayers working abroad. Models the 2026 inflation-indexed FEIE limit ($133,500), the two qualifying tests under § 911(d)(1) (Bona Fide Residence Test and the strict 330-full-day Physical Presence Test), the foreign housing exclusion/deduction under § 911(c) (16% base, 30% standard cap, high-cost-locality multiplier for London/Tokyo/Singapore/etc.), the W-2-employee-exclusion vs self-employed-deduction split, the § 911(f) stack-up effect on remaining taxable income, and the practical FEIE-vs-Foreign-Tax-Credit (§ 901) tradeoff. Surfaces eligibility, FEIE limit lookup, earned-income exclusion, housing exclusion, total excluded, taxable foreign income remaining, daily-equivalent prorate, Form 2555 requirement, and stack-up bracket caveat in a single planning view.

Federal Tax

Federal Health & Dependent Care FSA Calculator

Compute the IRC § 125 Health FSA (2026 estimated $3,500 limit) and IRC § 129 Dependent Care FSA (statutory $5,000 / $2,500 MFS) contribution and tax-benefit. Models the use-it-or-lose-it rule under Treas. Reg. § 1.125-5, the employer-elected $680 (2026 est.) carryover under Notice 2013-71, the alternative 2.5-month grace period under Notice 2005-42 (mutually exclusive with carryover), the forfeiture risk net of safety valves, the immediate federal + state + FICA tax savings (7.65% FICA always available via § 125 payroll), the W-2 inclusion treatment of excess elections, and the structural tradeoffs vs IRC § 223 HSA. Federal-pure mechanics.

Federal Tax

Federal HSA Contribution & Tax Benefit Calculator

Compute the IRC § 223 Health Savings Account maximum contribution and triple-tax-advantage benefit for the 2026 tax year. Models the self-only ($4,400 est.) and family ($8,750 est.) contribution limits, the age-55+ catch-up ($1,000 statutory under § 223(b)(3)), the immediate federal + state + FICA tax savings (FICA layer only via Section 125 payroll), the § 4973(g) 6% excise tax on excess contributions, the § 223(f)(4) 20% additional tax on non-qualified withdrawals before age 65, and the long-horizon tax-free growth projection under § 223(e)(1). Federal-pure mechanics — HDHP eligibility under § 223(c)(2) (2026 estimated: $1,700 / $3,400 minimum deductible, $8,500 / $17,000 maximum OOP).

Federal Tax

Federal IRC § 1041 Divorce Property Transfer Calculator

Compute the IRC § 1041 outcome on a property transfer between spouses or former spouses incident to a divorce — non-recognition status under § 1041(a), carryover basis under § 1041(b)(2), the one-year statutory safe harbor of § 1041(c)(1), the six-year regulatory presumption of Treas. Reg. § 1.1041-1T(b) Q&A-7, the non-resident-alien carveout of § 1041(d), the recipient's tacked holding period under IRC § 1223(2), and the § 121 primary-residence ownership/use tacking available under IRS Notice 2002-7. Federal-pure mechanics, post-TCJA. Surfaces the recognized gain (usually $0), the recipient's inherited basis and latent gain, and the downstream § 121 implications when the marital home is sold.

Federal Tax

Federal Net Investment Income Tax (NIIT) Calculator

Compute the 3.8% federal Net Investment Income Tax under IRC § 1411 on the lesser of (a) net investment income or (b) modified AGI in excess of the filing-status threshold ($250K MFJ, $200K single, $125K MFS, $200K head of household, and approximately $15,700 for estates and non-grantor trusts). Surfaces which floor binds — MAGI excess or NII — so you can see where the next marginal investment dollar is taxed at 3.8% and where it is not.

Federal Tax

Federal Passive Activity Loss Limit Calculator (IRC § 469)

Compute the IRC § 469 passive activity loss limitation for rental real estate and other passive activities — which losses can offset W-2 income vs which are suspended under § 469(b). Models the four-step ordering: (1) passive losses absorb passive income first under § 469(a); (2) the § 469(i) $25,000 special allowance for active participants in rental real estate with 50¢-per-dollar MAGI phase-out between $100,000 and $150,000 (and $12,500 / $50,000–$75,000 for married-filing-separately, with full denial when MFS spouses lived together under § 469(i)(5)(B)); (3) the § 469(c)(7) real-estate-professional carve-out for taxpayers exceeding 750 hours and the more-than-half-of-personal-services test; (4) any remaining loss suspended to next year under § 469(b), released in full on full disposition under § 469(g). Surfaces all interim values — total available losses, passive-income absorbed, special allowance after phase-out, suspended carryforward — plus a marginal tax savings estimate at the supplied bracket. Tool, not advice.

Federal Tax

Federal Required Minimum Distribution (RMD) Calculator

Compute the IRC § 401(a)(9) Required Minimum Distribution for traditional retirement accounts (Traditional IRA, 401(k), 403(b), 457(b), TSP, SIMPLE IRA, SEP-IRA) under the SECURE Act 1.0 + SECURE Act 2.0 framework. Models the birth-year cohort RBD lookup (age 70½ for born ≤1950, age 73 for 1951-1959, age 75 for 1960+), the Uniform Lifetime Table divisor lookup, the Joint Life Table for spouses more than 10 years younger as sole beneficiary, the § 4974 excise tax on missed RMD (25% standard, 10% if corrected within the two-year window under SECURE 2.0), the first-year RBD April 1 grace deadline, and the Roth IRA exemption during owner's lifetime under § 408A(c)(5). Federal-pure mechanics for any jurisdiction.

Federal Tax

Federal Section 1031 Like-Kind Exchange Calculator

Compute the IRC § 1031 like-kind exchange outcome on a real-property exchange — realized gain, three-channel boot (cash + mortgage net debt relief + post-TCJA personal-property), recognized gain, deferred gain rolled into replacement basis, the substituted-basis carryover under § 1031(d), the 45-day identification deadline and 180-day exchange deadline under § 1031(a)(3) with explicit compliance flags, and the tax stack on the recognized portion (unrecaptured § 1250 recapture at 25%, LTCG approximation, and NIIT at 3.8% under § 1411). Federal-pure mechanics: real property only post-TCJA (Pub. L. 115-97), QI required under Treas. Reg. § 1.1031(k)-1(g)(4). Applies in any jurisdiction.

Federal Tax

Federal Section 1202 QSBS Gain Exclusion Calculator

Compute the IRC § 1202 qualified small business stock (QSBS) gain exclusion — up to 100% of federal capital gain on the sale of qualifying C-corporation stock held more than 5 years. Models the three exclusion eras (50%/75%/100% by acquisition date), the per-issuer cap (greater of $10M or 10× adjusted basis), the six eligibility tests (C-corp, original issuance, 5-year hold, $50M gross-assets ceiling, active qualified business, qualifying business type), the NIIT exception under § 1411(c)(1)(B), and state-conformity treatment (California's notable non-conformance). Surfaces realized gain, per-issuer cap, excluded gain, taxable gain, federal LTCG, NIIT, state tax, and tax savings vs the no-§-1202 baseline in a single planning view.

Federal Tax

Federal Section 121 Primary Residence Exclusion Calculator

Compute the IRC § 121 primary-residence capital-gains exclusion — $250,000 single / $500,000 married-filing-jointly — on the sale of your principal residence, with the depreciation-recapture carve-out under § 121(d)(6), the non-qualified-use proration under § 121(b)(5), the partial-exclusion safe harbor under § 121(c), and the NIIT stack under IRC § 1411. Surfaces the realized gain, eligibility-test status, effective exclusion, taxable gain, depreciation-recapture liability, and the NIIT-subject base in a single planning view. Federal-pure mechanics: applies in any jurisdiction.

Federal Tax

Federal Section 1244 Small Business Stock Loss Deduction Calculator

Compute the IRC § 1244 ordinary-loss deduction for losses on qualifying small-business stock — converting up to $50,000 (single) or $100,000 (MFJ) per year from $3,000-per-year capital-loss treatment to full ordinary-income deduction. Models the four eligibility tests (original holder, money-or-property issuance, operating-company gross-receipts test, $1M paid-in-capital cap at issuance), the per-year cap by filing status, the residual capital-loss reclassification, and a 10-year multi-year tax-savings projection.

Federal Tax

Federal Section 163(j) Business Interest Deduction Calculator

Compute the IRC § 163(j) limitation on business interest expense: the 30%-of-ATI cap (quasi-EBIT post-2021), the small-business exception under § 163(j)(3) / § 448(c) (average annual gross receipts at or below the indexed threshold — $30M for 2024, $31M for 2025), the indefinite carryforward of disallowed interest under § 163(j)(2), and the irrevocable Real Property Trade or Business election under § 163(j)(7)(B). Surfaces a static NPV approximation of the RPTOB tradeoff: after-tax interest preserved vs the depreciation timing cost of mandatory ADS recovery (40-year nonresidential / 30-year residential rental) instead of standard MACRS (39 / 27.5). Federal-pure mechanics — applies to taxpayers in any jurisdiction. Reported on IRS Form 8990.

Federal Tax

Federal Section 179 Expense Election Calculator

Compute the IRC § 179 first-year expense election. Models the 2026 dollar cap ($1,220,000 estimated, inflation-indexed), the § 179(b)(2) investment phase-out ($3,050,000 threshold, dollar-for-dollar reduction, complete phase-out at $4,270,000), the § 179(b)(3) business taxable-income limit with indefinite carryforward of disallowed amounts, and the optional stacking with § 168(k) bonus depreciation (20% in 2026 under the TCJA phase-down) plus first-year MACRS on the residual basis. Surfaces the § 280F luxury-auto cap when passenger autos are involved. Federal-pure mechanics for any jurisdiction.

Federal Tax

Federal Section 199A QBI Deduction Calculator (20% Pass-Through)

Compute the IRC § 199A qualified business income (QBI) deduction — the 20% pass-through deduction enacted by the TCJA — for sole proprietorships, partnerships, S-corporations, certain trusts, and rental real estate. Models the three income zones (below threshold, phase-in band, above full phase-in), the SSTB carve-out for health/law/accounting/consulting/financial/investment-management practices, the W-2 wage limit (50% of wages OR 25% of wages + 2.5% of UBIA), the overall-limit cap at 20% of taxable income less net capital gains, and the TCJA-sunset post-2025 scenario. Surfaces all interim values — tentative deduction, overall-limit ceiling, both wage-limit formulas, phase-in band position — in a single planning view. Federal-pure mechanics for any jurisdiction.

Federal Tax

Federal Section 280A Vacation Home Rental Classification + Deduction Calculator

Classify a mixed-use dwelling unit (rented + personal use) under IRC § 280A — Augusta Rule (< 15 rental days, tax-free), Residence (personal use over the greater of 14 days or 10% of rental days, deductions capped at rental income), or Rental Property (uncapped deductions). Models the IRS total-days allocation, the three-tier deduction stack (interest+tax, operating, depreciation), the carryforward of disallowed expenses, and an optimization note showing which lever would change classification.

Federal Tax

Federal Section 461(l) Excess Business Loss Calculator

Compute the IRC § 461(l) excess business loss limitation for a non-corporate taxpayer — aggregate business gains and losses, the 2025 threshold ($305,000 single / $610,000 married filing jointly, indexed annually under § 461(l)(3)(B)), the allowable current-year deduction against non-business income, the disallowed excess that converts to a § 172 net operating loss carryforward, and a forward-looking estimate of how much of the NOL is usable in a future year under the § 172(a)(2) 80% of taxable income limit. Models pure federal mechanics: applies AFTER § 469 passive-activity, § 465 at-risk, and § 704(d) / § 1366(d) basis limitations. Reported on IRS Form 461. Applies in any jurisdiction; not Florida-specific.

Federal Tax

Federal Section 754 Partnership Inside-Basis Step-Up Calculator

Compute the IRC § 743(b) inside-basis adjustment on a transfer of a partnership (or LLC-taxed-as-partnership) interest — by sale, exchange, or death under § 1014 — together with the IRC § 755 allocation across § 1245 recapture-laden and § 1231 / § 1250 real-property classes, the mandatory § 743(d) rule when a step-down exceeds the $250,000 substantial-built-in-loss threshold, the § 754 election mechanics under Treas. Reg. § 1.754-1, and the NPV of the accelerated depreciation tax savings on the step-up portion. High-value for real-estate-fund LLC contexts where a member dies (§ 1014 step-up trigger) or sells their interest. Federal-pure mechanics; applies in any jurisdiction.

Federal Tax

Federal Section 83(b) Election ROI Calculator

Compare the federal tax outcome of filing an IRC § 83(b) election vs accepting the § 83(a) default for restricted-stock grants. Models the up-front ordinary tax at grant-date FMV (election scenario) against the ordinary tax at vesting-end FMV (default scenario), then the LTCG layer on the eventual sale. Surfaces total tax, post-tax dollars, breakeven sale price, and a clear elect / do-not-elect recommendation — the planning view every founder and early employee needs before the 30-day filing window closes.

Federal Tax

Federal Self-Employment Tax (Schedule SE) Calculator

Compute the federal Self-Employment Tax under IRC § 1401 — the self-employed taxpayer's combined Social Security (12.4% OASDI up to the Social Security wage base) and Medicare (2.9% on all earnings, no cap) contributions reported on Schedule SE of Form 1040. Applies the 92.35% multiplier under IRC § 1402(a)(12), enforces the $400 de minimis under IRC § 1402(b), offsets the OASDI wage base by W-2 wages from other jobs, layers the Additional Medicare Tax (0.9%) under IRC § 3101(b)(2), and surfaces the above-the-line half-SE deduction under IRC § 164(f). Statute-cited, federal-pure mechanics for any jurisdiction.

Federal Tax

Federal Solo 401(k) Contribution Calculator

Compute the IRC § 401(k) Solo 401(k) (Individual 401(k)) maximum contribution for the 2026 tax year across the employee elective deferral bucket (§ 402(g), $23,500 est.) and the employer profit-sharing bucket (§ 404(a)(3), 25% of compensation), subject to the § 415(c) annual additions limit ($73,500 est.) and the § 401(a)(17) compensation cap ($355,000 est.). Models the sole-prop circular math (effective 20% rate after half-SE adjustment per IRS Pub. 560), the S-corp 25% rate on W-2 wages, the § 414(v) age 50+ catch-up ($7,500), and the SECURE Act 2.0 § 109 age 60-63 super catch-up ($11,250). Federal-pure mechanics — Solo 401(k) status requires no W-2 employees other than the owner and spouse.

Federal Tax

IRC § 1031(f) Related-Party Exchange Calculator

Model the IRC § 1031(f) related-party restriction on a like-kind exchange — the two-year hold requirement under § 1031(f)(1), the three statutory exceptions under § 1031(f)(2) (death of either party, involuntary conversion, non-tax-avoidance principal purpose), the basis adjustment under § 1031(f)(3) when an early disposition triggers recognition, and the related-party scope under § 1031(f)(4) (family members under § 267(b), controlled corporations and partnerships under § 267(b) and § 707(b)(1)). Surfaces the Rev. Rul. 2002-83 basis-shifting audit flag and the Teruya Brothers principal-purpose inquiry. Federal-pure mechanics; complements the main § 1031 calculator by handling the single most common related-party audit issue.

Federal Tax

IRC § 280E Cannabis Expense Disallowance Calculator

Model the federal income-tax impact of IRC § 280E on a state-legal cannabis cultivator, retailer, or vertically-integrated operator. § 280E (enacted 1982 in response to Edmondson v. Commissioner) disallows ALL ordinary and necessary business deductions under IRC § 162 for any trade or business consisting of trafficking in Schedule I or II controlled substances — cannabis remains Schedule I federally as of 2026. The structural relief is the COGS carve-out under IRC § 471: a cultivator can capitalize direct material, direct labor, and allocable indirect production costs into inventory under Treas. Reg. § 1.471-11 (full absorption); a retailer is limited to invoice cost of merchandise plus inbound freight under Treas. Reg. § 1.471-3(b). The Tax Court held in Patients Mutual Assistance Collective Corp. (Harborside), 151 T.C. 176 (2018), aff'd 995 F.3d 740 (9th Cir. 2021), that IRC § 263A does NOT expand the § 280E COGS carve-out. CHAMP v. Commissioner, 128 T.C. 173 (2007), allows allocation of expenses to a separate non-trafficking trade or business; Olive v. Commissioner, 139 T.C. 19 (2012), narrowed CHAMP to require a genuinely separate business with its own revenue, books, and customers — not bare amenities. The calculator surfaces gross profit, § 280E-disallowed expenses, CHAMP-allowed expenses, federal taxable income, federal income tax at 21% C-corp or 37% top-bracket pass-through, accounting net income, and both effective-rate framings (on net income and on gross profit) — the diagnostic that explains why cannabis operators routinely face 50%–90% effective federal rates on book income.

Florida Real Estate

Florida Auto Lease vs Buy Calculator

Compare the 5-year total cost of leasing, financing, and paying cash for a Florida motor-vehicle purchase — with the Florida-specific sales-tax mechanics other lease-vs-buy calculators miss. Florida charges sales tax on EACH MONTHLY LEASE PAYMENT (F.S. § 212.05), not on the full vehicle value upfront, and the $5,000 surtax cap (F.S. § 212.054(2)(b)1) applies in the aggregate to the stream of lease payments. On a purchase, the 6% state rate hits the FULL price up front and the surtax caps at the first $5,000. Layers in Florida dealer doc fees (industry-norm $899), DHSMV title and registration under F.S. § 320, leasing-company gap-insurance + liability-limit loading, and end-of-term equity on the buy paths.

Florida Real Estate

Florida Commercial Triple-Net (NNN) Lease Calculator

Compute the all-in monthly and annual cost of a Florida commercial triple-net (NNN) lease, including the Florida-unique sales tax on commercial rent under F.S. § 212.031 — currently 2.0% state plus the 0–1.5% county discretionary surtax (F.S. § 212.054), and applied to the GROSS rent including CAM, property-tax pass-throughs, and insurance pass-throughs. Florida is the only U.S. state that taxes commercial rent, and the tax base includes additional-rent pass-throughs per Florida DOR commercial-rent guidance — material on big-tenant pro-formas. Calculator also compares an NNN package against a gross-lease quote on an apples-to-apples all-in basis.

Florida Real Estate

Florida Construction Defect Notice (§ 558) Timeline Calculator

Walk a Florida construction-defect file through F.S. Chapter 558's mandatory pre-suit notice procedure (60-day owner notice under § 558.004(1), 30-day contractor inspection window under § 558.004(2), 45-day contractor response window under § 558.004(5), 75-day association notice under § 558.004(8)) AND the underlying statute clocks under F.S. § 95.11(3)(c) — the 4-year statute of limitations from discovery and the post-SB 360 (2023) 7-year statute of repose from substantial completion. Computes pre-suit notice compliance verdict, SOL and SOR posture, suit-ready timing, and a recommended next step keyed to the contractor's response (settle / repair offer / deny / no response).

Florida Real Estate

Florida Earnest Money Forfeiture & Recovery Calculator

Project who gets the earnest money deposit on a failed Florida residential transaction under the FAR/BAR standard contract: buyer recovers, seller forfeits as liquidated damages under Section 18, or the deposit is disputed and the broker holds pending F.S. § 475.42 resolution. Surfaces the 15-day inspection contingency under FAR/BAR "AS IS" Rider Section 12, the financing contingency under Section 8, the 3-business-day condominium / HOA review cancellation rights under F.S. § 718.503 and § 720.401, and the 30-day title-evidence cure window under Section 9. Returns a verdict, the dollar split between buyer and seller, a contingency-window analysis, and recommended next-step text for both buyer and seller.

Florida Real Estate

Florida Estate Planning Cost Calculator

Estimate the total cash cost of a Florida estate-plan stack — simple will (F.S. Chapter 732), revocable living trust (F.S. Chapter 736), durable power of attorney (F.S. Chapter 709), designation of health-care surrogate (F.S. § 765.202), living will (F.S. § 765.302), HIPAA authorization, pour-over will, and trust funding — at attorney-drafted or DIY-template price points. Surfaces missing-element warnings (revocable trust with no pour-over will, revocable trust with no trust-funding service, testamentary instrument with no durable POA or health-care advance directive), Florida-specific complexity surcharges (out-of-state property, blended family, business ownership), and the conventional 5×-to-10× attorney-vs-DIY price premium. Florida homestead descent restrictions under Fla. Const. Art. X § 4 and F.S. § 732.401 are flagged as a fact-specific analysis attorney drafting performs and templates do not.

Florida Real Estate

Florida FIRPTA Withholding Calculator

Compute the buyer's required FIRPTA withholding on a Florida real-estate purchase from a foreign seller under IRC § 1445 — the three-tier owner-occupied rate schedule (0% / 10% / 15%), the 21% foreign-corporate rate, the Form 8288-B reduced-rate certificate, and the buyer's personal liability if withholding is not properly remitted. Florida-tuned: foreign buyers and sellers make up ~$13B/year of Florida real-estate volume, and FIRPTA is the single most-common federal-tax surprise at a Florida closing.

Florida Real Estate

Florida Heir Property Partition Calculator

Model the procedural and economic posture of a Florida partition action on heir property under the Florida Uniform Partition of Heirs Property Act (F.S. § 64.201-64.215, effective 2020). Computes each co-tenant's share value at the court-determined FMV (F.S. § 64.205), the 45-day buyout-election cost at proportional FMV under F.S. § 64.206, the total estimated action cost through resolution (appraisal + court + 2× attorney fees per side), the typical 6-to-18-month timeline across the appraisal → buyout-election → partition-in-kind (§ 64.207) → open-market-sale (§ 64.208) arc, and a directional recommendation (elect the buyout, negotiate a private settlement, or let the partition action proceed). FUPHPA's procedural protections were enacted in 2020 to prevent the predatory pre-2020 pattern of below-market 'partition-by-sale' acquisitions that historically allowed outside developers to acquire heir property for around 70% of fair market value after acquiring a single heir's fractional interest.

Florida Real Estate

Florida Impact Fee Calculator

Estimate the total one-time impact fee on a new Florida construction project under the Florida Impact Fee Act, F.S. § 163.31801. Impact fees are regulatory charges — not taxes — levied on new development to fund the share of capital expansion (transportation, schools, parks, water and sewer, public buildings) attributable to the development under the constitutionally-required dual rational nexus test (F.S. § 163.31801(4)). Florida caps annual rate increases at 12.5% on a 4-year average (F.S. § 163.31801(6)) and cumulative 4-year increases at 50% (F.S. § 163.31801(7)). This calculator pulls county-typical 2025-2026 schedules, breaks the total into the five standard components, and flags totals over $20,000 for confirmation against the local ordinance.

Florida Real Estate

Florida Lis Pendens Cost & Procedure Calculator

Estimate the all-in cost of recording a Florida lis pendens under F.S. § 48.23 paired with the underlying civil action. Computes the F.S. § 28.24 recording fee for a multi-page lis pendens document ($10 first page, $8.50 each additional page), the F.S. § 28.241 filing fee for the underlying complaint (typically $200 to $400), an attorney drafting fee (typically $500 to $1,200), and — when the opposing party is considering dissolution by bond — the F.S. § 48.23(3) dissolution-bond range at 100% to 115% of claimed damages. Surfaces the 1-year F.S. § 48.23(2) duration, the F.S. § 48.23(4) wrongful-lis-pendens damages exposure, and a dispute-type-specific recommendation across the six recurring Florida fact patterns: mortgage foreclosure, construction-lien foreclosure, association-lien foreclosure, specific-performance suits, partition, quiet title, and divorce property division.

Florida Real Estate

Florida Mortgage Pre-Approval DTI Calculator

Compute front-end and back-end debt-to-income (DTI) ratios for a Florida mortgage pre-approval using the lender's PITIH housing line — principal, interest, property tax, hazard insurance, and HOA. Surfaces the 28% / 36% / 43% / 50% caps that conventional, QM, FHA, VA, and jumbo lenders apply under CFPB Regulation Z / Ability-to-Repay (12 CFR § 1026.43). Florida-specific: bakes in non-homesteaded property tax estimation, hurricane-loaded HOI defaults under F.S. § 627.4133, and the post-Surfside condo HOA reality under F.S. § 718.112(2)(g). Outputs maximum loan amount and maximum purchase price by loan type so a buyer knows exactly which programs they pre-qualify for before the lender pulls credit.

Florida Real Estate

Florida Personal Representative Compensation Calculator

Estimate the Florida personal representative's (PR's) presumptively reasonable compensation under F.S. § 733.617(3). Computes the four-tier statutory fee (3% of the first $1M, 2.5% of the next $4M, 2% of the next $5M, 1.5% above $10M) applied to the compensable value of the probate inventory — gross estate less funded revocable trust assets, JTWROS / tenancy-by-the-entireties property, transfer-on-death and pay-on-death designations, beneficiary-designated retirement accounts, life insurance to named beneficiaries, and real property outside Florida. Also surfaces the court-discretionary extraordinary-services add-on under § 733.617(2), the multiple-PR shared-fee rule under § 733.617(7), and the will-or-contract override under § 733.617(8).

Florida Real Estate

Florida Real Estate Commission Calculator (Post-2024)

Compute the total real-estate commission on a Florida residential sale under the post-NAR-settlement (August 2024) compensation framework. Separates listing-broker compensation from buyer-broker compensation, splits the buyer-broker side between seller-paid and buyer-paid portions, and compares the result to the traditional 6% baseline and to a flat-fee discount-brokerage alternative. Anchored to F.S. § 475.42 and the August 2024 NAR settlement.

Florida Real Estate

Florida Statute of Limitations Lookup Calculator

Look up the Florida statute of limitations for any civil claim under F.S. § 95.11 — the master limitations statute — with the controlling subsection, the period in years (5 yr / 4 yr / 2 yr / 1 yr / 7 yr / 20 yr), the projected expiration date from the accrual date, and the time-bar status. Routes against 16 canonical Florida claim types including written contract (§ 95.11(2)(b)), mortgage foreclosure (§ 95.11(2)(c) + Bartram v. U.S. Bank payment-by-payment doctrine), real-property recovery / adverse possession (§ 95.11(2)(b)), construction-defect repose (§ 95.11(3)(c), shortened from 10 to 7 years by SB 360 (2023)), fraud with discovery rule (§ 95.11(3)(j)), property tort (§ 95.11(3)(g)), products liability (§ 95.11(3)(e)), professional malpractice (§ 95.11(4)(a)), personal injury (§ 95.11(4)(e), shortened from 4 to 2 years by HB 837 (2023)), defamation (§ 95.11(4)(g)), and the 20-year judgment SOL (§ 95.11(1)). Applies Florida tolling under F.S. § 95.051 — minority, incompetency, defendant absent from state — and the discovery rule for fraud, malpractice, and latent-defect claims.

Florida Real Estate

Florida Tax Deed Sale Surplus Funds Calculator

When a Florida tax deed sale price under F.S. § 197.572 exceeds the back taxes plus certificate face plus clerk fees and costs, the excess is surplus and is distributed by statutory priority under F.S. § 197.582: governmental claims and the tax-deed applicant first, then lienholders of record by recorded priority (first mortgage, then junior mortgages, judgment liens, and association liens), then the prior owner of record as residual. The F.S. § 197.582(3) 120-day claim window is the procedural choke point — surplus unclaimed at day 120 escheats to the county. This calculator runs the waterfall, surfaces what the prior owner is entitled to as residual, deducts a surplus recovery agent contingency fee (typically 25-40% — post-2018 regulation under F.S. § 197.582(7)) where applicable, and produces the net dollar figure the prior owner will actually receive.

Florida Real Estate

Florida Tenant Security Deposit Recovery Calculator

Evaluate a Florida residential security deposit dispute under F.S. § 83.49 (Florida Residential Landlord and Tenant Act): holding requirements under § 83.49(1) (separate non-interest-bearing account, separate interest-bearing account at 5% or 75% of the annualized average rate, or a Florida surety bond), the 30-day disclosure of holding method under § 83.49(2), the 15-day no-claim return obligation under § 83.49(3)(a), the 30-day written-claim-notice deadline under § 83.49(3)(b) (certified mail required), and the 15-day tenant-objection window under § 83.49(3)(c). Surfaces the statutory forfeiture rule — a landlord who misses the 30-day claim-notice deadline forfeits the right to claim against the deposit by operation of statute — and computes the tenant's recoverable amount, the timeline status, and the procedural-compliance verdict.

Florida Real Estate

Florida Timeshare True Cost Calculator

Compute the real 20-year cost of a Florida timeshare — purchase price plus cumulative maintenance fees (compounded at the typical 5%-7% Florida escalation curve), expected special-assessment exposure, and the resale-market reality. Anchored to F.S. ch. 721 (Florida Vacation Plan and Timesharing Act), including the non-waivable F.S. § 721.10 10-day rescission window and the F.S. § 721.07 public offering statement disclosure regime. Compares own-vs-rent over the planning horizon and flags the 5%-30% Florida secondary-market resale band.

Florida Real Estate

Florida Title Insurance Premium Split Calculator

Split a Florida promulgated title insurance premium into the agent's 70% retained share and the underwriter's 30% remit, layer in the 90/10 endorsement split, and add the non-promulgated ancillary fees (search, settlement, municipal-lien search, wire) the agency keeps in full. Anchored to F.S. § 627.7711, F.S. § 627.780, F.S. § 626.572, and F.A.C. 69O-186.003 — the Florida promulgated-rate regime.

Florida Real Estate

Florida Tourist Development Tax Calculator

Compute the all-in Florida lodging tax stack on a transient rental — the 6% state sales tax under F.S. § 212.03, the county discretionary surtax under F.S. § 212.055, the county Tourist Development Tax (TDT, the 'bed tax') under F.S. § 125.0104, and (for Miami-Dade only) the 2% Convention Development Tax under F.S. § 212.0305. Handles the 6-month non-transient cutoff under F.S. § 212.03(7), the statutory exemptions for permanent residents / government / 501(c)(3) nonprofits, and the per-stay tax math that hosts on Airbnb, VRBO, and direct-booking pro-formas need to size guest invoices correctly. County-by-county TDT rates from 4% to 6% reflect each county's current ordinance.

Maryland Real Estate

Maryland Transfer & Recordation Tax Calculator

Compute every layer of Maryland's three-tier closing-time tax stack — the State Transfer Tax (Md. Code Tax-Property § 13-202, 0.5% or 0.25% FTHB), the County Transfer Tax (§ 13-203, 0% – 1.5% by jurisdiction), and the Recordation Tax (§ 12-103, $3.30 – $10.00 per $500 by jurisdiction). Combined effective rates run 2.4% – 3.0% in the metro Baltimore / DC corridor. Handles the § 13-203(b) first-time-homebuyer reduction and the Montgomery County / Baltimore City county-transfer exemption cliffs.

New Jersey Real Estate

New Jersey Realty Transfer Fee + Mansion Tax Calculator

Model every layer of the New Jersey transfer-tax stack in one place — the Realty Transfer Fee (N.J.S.A. 46:15-5 et seq., seller-paid, tier-based from 0.40% to 1.21%), the Mansion Tax (N.J.S.A. 46:15-7.2, buyer-paid, 1% of the full consideration on residential transfers of $1M+), and the Supplemental Fee (N.J.S.A. 46:15-7.4, seller-paid, $1 per $500 marginal on residential consideration over $350K). Surfaces the seller / buyer split, flags the § 46:15-10.1 partial exemption for senior / blind / disabled / low-income sellers, and shows the combined effective rate.

New York Real Estate

NYC Rent Stabilization Renewal Increase Calculator

Compute the maximum lawful renewal rent on a rent-stabilized New York City apartment under the Rent Stabilization Law (NYC Administrative Code § 26-501 et seq.) as amended by the Housing Stability and Tenant Protection Act of 2019 (N.Y. Laws Ch. 36). Applies the current NYC Rent Guidelines Board order (Order #56 for the 2025-2026 cycle: 3.00% on a 1-year renewal, 5.25% on a 2-year renewal), models the tenant's RSL § 26-511(c)(4) absolute right to choose between a 1-year and a 2-year lease, layers any active Major Capital Improvement (MCI) or Individual Apartment Improvement (IAI) add-on, applies the post-HSTPA preferential-rent-as-ceiling rule, and surfaces the elimination of the 20% vacancy bonus on apartments turning over after June 14, 2019. Covers approximately 966,000 NYC apartments under rent stabilization — the largest regulated rental stock in the United States.

Pennsylvania Tax

Pennsylvania Inheritance Tax Calculator

Estimate Pennsylvania inheritance tax under 72 P.S. §§ 9101–9196 (the Inheritance and Estate Tax Act) and 61 Pa. Code Chapter 91. Pennsylvania is one of six US jurisdictions that imposes an inheritance tax rather than (or in addition to) an estate tax — the rate is keyed to each beneficiary's relationship to the decedent, not to the size of the estate. Computes the 4-tier rate schedule under § 9116: 0% for a surviving spouse or charitable/educational/governmental recipient, 4.5% for lineal heirs (children, grandchildren, parents from an adult-child decedent), 12% for siblings (full or half), and 15% for collateral heirs (nieces, nephews, cousins, friends, unrelated). Surfaces the 5% early-payment discount under § 9143 (paid within 3 months of date of death), the $3,500 family exemption under § 9111(p), the deductions under § 9127 (funeral, administration, debts, last medical), and the 9-month REV-1500 filing deadline under § 9136.

Texas Probate

Texas Independent Administration Probate Cost Calculator

Estimate the total cash cost of Texas probate under the three statutory paths: independent administration (Tex. Estates Code Chapter 401), dependent administration (court-supervised), and muniment of title (Tex. Estates Code § 257.001). Computes the executor's commission under § 352.002 (5% of cash receipts + 5% of cash disbursements, capped at 5% of gross estate, with will override allowed under § 352.002(d)), the attorney fee under § 351.003 (no statutory schedule — rule-of-thumb 3%–5% independent, 5%–10% dependent, flat fee for muniment), and the county filing fee. Surfaces the independent-vs-dependent savings line that is the central planning consideration in routine Texas estate work.

Texas Real Estate

Texas Wage Garnishment Protection Calculator

Determine whether the Texas Constitution Art. XVI § 28 wage-protection blocks a creditor's garnishment, and — where one of the six federal-supremacy or family-law exceptions applies — compute the maximum withholding under the federal Consumer Credit Protection Act (15 U.S.C. § 1673), the Texas Family Code § 158.009 50% support cap, the 34 C.F.R. § 34.19 federal student-loan AWG (15% of disposable earnings), and the IRC § 6334 IRS levy exempt-amount table. Texas is one of four states (TX, NC, PA, SC) that affords constitutional wage-protection against consumer creditors.

Virginia Real Estate

Virginia Recordation Tax Calculator

Compute every layer of Virginia recordation tax that hits a real-estate closing under the Recordation Tax Act — the State Recordation Tax (Va. Code § 58.1-801, $0.25 per $100 = 0.25%), the Grantor's Tax (§ 58.1-802, $0.50 per $500 = 0.10%), the City/County Recordation Tax (§ 58.1-3800, up to 1/3 of the state rate ≈ 0.0833%), and the Northern Virginia Congestion Relief Tax (§ 58.1-815.4, 0.40% in nine NVTA localities). Surfaces the customary grantor/grantee allocation and flags the § 58.1-811(D) intra-family exemption.

Washington Tax

Washington State Capital Gains Tax Calculator

Estimate Washington's 7% long-term capital gains tax under RCW Chapter 82.87 — the stand-alone state excise enacted by SB 5096 in 2021 and upheld by the Washington Supreme Court in Quinn v. State, 200 Wn.2d 1 (2023). Washington has no state personal income tax (Article VII of the Washington Constitution); this 7% levy sits alone on long-term capital gains in excess of a $270,000-per-individual standard deduction (RCW 82.87.060, inflation-adjusted). Surfaces the broad RCW 82.87.050 exemptions (real estate, retirement accounts, qualified family-owned small business, agricultural assets meeting the 51% farming-income test, timber and timberland under the Forest Excise Tax of Chapter 84.33, commercial fishing privileges), the $100,000 qualified charitable deduction for contributions to Washington educational institutions (RCW 82.87.070), and the April 15 Form 41 0050 filing deadline.