Florida Real Estate Calculators

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 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 Property Tax Calculator

Estimate your annual Florida ad valorem property tax bill under the homestead-exemption framework of F.S. § 196.031, the Save Our Homes assessment cap of F.S. § 193.155, and the millage-certification framework of F.S. § 200.001. Florida is unusual in computing a separate school taxable value and non-school taxable value — the second $25,000 homestead exemption is excluded from school taxes under Florida Constitution Art. VII § 6(d). This calculator handles the split, stacks additional senior (F.S. § 196.075), disability / widow (§ 196.202), veteran (§ 196.081), and full-exemption (§ 196.082 / § 196.102) provisions, and surfaces the homestead-vs-no-homestead savings at a county-typical 2025-2026 millage rate.

Florida Homestead Exemption Calculator

Quantify Florida's homestead exemption — the base $50,000 stack under F.S. § 196.031 plus every additional statutory exemption (senior 65+ low-income under § 196.075, widow / general disability $5K under § 196.202, veteran 10%+ under § 196.24, total-and-permanent service-connected disability under § 196.081 / § 196.091 / § 196.101, and first responder line-of-duty under § 196.081(4)). Computes school vs non-school taxable value separately to surface the F.S. § 196.031(1)(b) asymmetry — the second $25,000 of the base exemption applies only to non-school millage.

Florida Save Our Homes Portability Calculator

Quantify the property-tax savings you can port from one Florida homestead to the next. Florida's Save Our Homes amendment (F.S. § 193.155, Florida Constitution Art. VII § 4(d)) caps annual assessed-value increases on a homestead at the lesser of 3% or CPI. F.S. § 193.155(8) lets you carry the accumulated SOH differential — capped at $500,000 — to your new homestead via Form DR-501T. Upsizers port the full lesser-of figure; downsizers port a proportional share. This calculator computes the differential, the portable amount after cap and proration, the new homestead's assessed value, year-1 property tax savings at your county's millage rate, and 10-/20-year cumulative savings.

Florida Documentary Stamp Tax Calculator

Compute the four transactional taxes that hit a Florida real-estate closing — deed documentary stamps (F.S. § 201.02), Miami-Dade surtax (F.S. § 201.031), mortgage documentary stamps (F.S. § 201.08), and the non-recurring intangible tax on mortgages (F.S. § 199.133). Surfaces statewide vs Miami-Dade rate differences and the customary seller / buyer allocation.

Florida Title Insurance Calculator

Compute the promulgated Florida title insurance premium on a residential or commercial purchase or refinance. Anchored to F.S. § 627.7825 and OIR Rule 69O-186.003, with the simultaneous-issue lender's-policy rate, the 3-year reissue credit, and the seller-pays / buyer-pays customary allocation surfaced for each Florida county.

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 Tangible Personal Property (TPP) Tax Calculator

Estimate your Florida business tangible personal property tax under F.S. § 196.183 (the $25,000 statutory exemption), F.S. § 193.062 (annual Form DR-405 filing requirement), and F.S. § 193.072 (failure-to-file and late-filing penalties of up to 25%). Every Florida business holding furniture, equipment, machinery, vehicles, or supplies used in trade or business owes TPP tax at the same millage as real property. The calculator depreciates each asset by class using a county-typical straight-line schedule, applies the $25K exemption, and surfaces the late-filing penalty exposure if the April 1 deadline is missed.

Florida Foreclosure Defense Timeline Calculator

Project a Florida residential foreclosure end-to-end from any procedural stage: estimated months from today to sale and certificate of title under F.S. § 702 and § 45.031, the months active defense can typically buy (Florida courts run 12 to 18 months baseline; 24+ months for aggressively-defended cases), the key upcoming deadline at the current stage (20-day answer under Fla. R. Civ. P. 1.140 after service per F.S. § 48.23 lis pendens; 30-day breach-letter cure; mediation under Fla. R. Civ. P. 1.700), the loss-mitigation menu by stage (loan modification, reinstatement, short sale, deed in lieu, refinance), and the statute-of-limitations posture under F.S. § 95.11(2)(c) plus the Bartram v. U.S. Bank, 211 So. 3d 1009 (Fla. 2016) payment-by-payment doctrine.

Florida Rental Property Cap Rate & Cash Flow Calculator

Underwrite a Florida residential rental at investor grade. Layers in the Florida-specific operating-expense profile that generic cap-rate tools miss — non-homesteaded property tax (no F.S. § 196.031 exemption, no Save Our Homes cap under F.S. § 193.155 on a rental), hurricane-loaded HO-3 / DP-3 insurance under F.S. § 627.4133, post-Surfside condo dues under F.S. § 718.112(2)(g), Florida coastal vacancy seasonality, and Florida-realistic 2026 investor-loan pricing. Surfaces NOI, cap rate, annual cash flow, cash-on-cash return, DSCR against the 1.20 conventional lender threshold, and gross rent multiplier in one pass.

Florida Sales & Discretionary Surtax Calculator

Compute Florida sales tax with the 6% state rate under F.S. § 212.05, the county discretionary surtax under F.S. § 212.054, and the $5,000 single-item surtax cap under F.S. § 212.054(2)(b)1 — the cap that turns a $10,000 boat in a 1% surtax county into a $650 tax bill instead of $700. Florida is one of the few states that does NOT tax services as a general rule, so the calculator also surfaces the narrow enumerated exceptions (commercial cleaning, nonresidential pest control, detective services). Florida's unique commercial-rent tax (F.S. § 212.031) is handled as a separate transaction type with no $5,000 cap. Anchored to the Florida DOR's annually published DR-15DSS county-rate table.

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 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.

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 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 Tax Certificate & Tax Deed Investment Calculator

Project the economics of a Florida tax-certificate position from the June 1 certificate sale forward: dollar return at the winning bid rate under the F.S. § 197.482 statutory band (0.25% minimum to 18% maximum) honoring the mandatory 5% minimum return floor on redemption under F.S. § 197.472(2), annualized yield on capital, the F.S. § 197.502 two-year holding window before tax-deed eligibility, tax deed sale starting bid math under F.S. § 197.572, surplus distribution under F.S. § 197.582, and a Safe Yield / Equity Risk / Insufficient Equity verdict synthesizing the property's net equity above the starting bid plus surviving senior liens.

Florida Mobile Home Sales Tax & Classification Calculator

Florida mobile homes are taxed two entirely different ways depending on a single declaratory act by the owner. Default classification under F.S. § 320 treats the home as personal property — 6% sales tax at purchase (F.S. § 212.05) plus a length-based annual registration fee under F.S. § 320.08(11) in lieu of ad valorem. Filing Form DR-402 under F.S. § 193.075(1)(b) reclassifies the home as real property — documentary stamps at purchase (F.S. § 201.02), annual ad valorem tax with the homestead exemption available (F.S. § 196.031), and no annual registration. The choice has six-figure compound consequences over a 10-20 year ownership. This calculator surfaces both routes side-by-side, applies the F.S. § 193.075(1)(b) availability rules, and recommends a classification given the user's situation.

Florida Construction Lien Timeline Calculator

Walk a Florida construction project through the three statutory clocks under F.S. Chapter 713: the 45-day Notice to Owner (NTO) window under § 713.06, the 90-day claim-of-lien window under § 713.08, and the 1-year foreclosure-of-lien deadline under § 713.22. Surfaces an enforceability verdict (Enforceable / Window Closing / Defective / Expired), the owner's double-pay-risk posture under the § 713.06(3)(d) safe-harbor, and the recommended next action — pay direct, hold proceeds in escrow, demand a § 713.21(4) lien release, or transfer the lien to a § 713.24 surety bond.

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 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 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 Agricultural Greenbelt Property Tax Calculator

Estimate the property tax savings from Florida's agricultural greenbelt classification under F.S. § 193.461 — the statute that lets a parcel used in bona fide agriculture be assessed at agricultural use value (typically $500-$2,500 per acre) instead of just market value. Computes the greenbelt assessed value by use type (citrus, cattle, row crops, timber, horse breeding under F.S. § 193.4615, aquaculture, bee keeping, nursery), the annual tax differential vs market assessment, an eligibility verdict on the bona fide-use test, and the F.S. § 193.461(7) rollback tax liability if the parcel is converted to non-agricultural use within five years.

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 Mobile Home Park Lot Rent Increase Calculator

Florida mobile-home parks operate under Chapter 723 of the Florida Statutes, not Part II of Chapter 83 — the resident typically OWNS the home and RENTS the underlying lot, and the rent-increase regime is governed entirely by F.S. § 723.037. This calculator measures a proposed lot-rent increase against the two procedural protections that matter most: the 90-day written-notice requirement under § 723.037 and the case-law-driven "reasonable increase" standard articulated in HBCP v. Palm Beach Park (Fla. 4th DCA 2017). Outputs include the monthly and annual dollar increase, the percent increase against calibrated reasonableness tiers (3% / 10% / 25%), the notice-compliance verdict, the decreasing-services offset if the park has reduced services in the same notice, the effective total annual housing cost including opportunity cost on home equity, and a § 723.075 homeowner-committee leverage narrative.

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 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 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 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 Property Tax Appeal (VAB) Calculator

Project a Florida Value Adjustment Board (VAB) petition end-to-end under F.S. § 194.011: filing-window status against the 25-day post-TRIM deadline of F.S. § 194.011(3), recommended max challenge anchored on the empirical 10 to 15% reduction band reported by the Florida Department of Revenue's annual VAB reports, expected annual tax savings on a successful petition at the parcel's millage rate, risk-weighted expected value at the empirical ~35% success rate, and an ROI verdict against the total filing cost (the F.S. § 194.013 $15-per-parcel filing fee plus optional attorney / appraiser representation in the typical $1,500 to $5,000 county-court band). Anchored to F.S. § 194.011 (petition), § 194.301 (preponderance burden of proof), § 197.182 (refund with interest), § 200.065 (millage method), and § 200.069 (TRIM notice).

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 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 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 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 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 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 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 Disclosure Failure Damages Calculator

Estimate the damages recoverable on a Florida residential real-estate disclosure-failure claim under Johnson v. Davis, 480 So.2d 625 (Fla. 1985), the foundational Florida Supreme Court case imposing an affirmative common-law duty on residential sellers to disclose material defects that are not readily observable and were not known to the buyer. Computes the compensatory measure as the greater of actual repair cost or post-disclosure market diminution (the Florida "benefit of the bargain" measure), adds expected attorney's fees recoverable under the Florida Realtors / Florida Bar standard contract, and surfaces a four-element claim-viability verdict (defect existed at sale; seller knew or should have known; defect materially affected value; defect not readily observable). Reports the F.S. § 95.11(3) statute-of-limitations status against the 4-year Florida tort clock (timely, borderline under the discovery rule, or time-barred) and flags that emotional-distress damages are NOT recoverable on a pure-economic-loss disclosure claim under Indemnity Ins. Co. v. American Aviation, 891 So.2d 532 (Fla. 2004). The Johnson v. Davis duty applies to every Florida residential real-estate transaction; F.S. § 689.25 adds a separate statutory disclosure obligation for active-adult community designation.

Florida Foreclosure Right of Redemption Calculator

F.S. § 45.0315 gives a Florida foreclosure-sale debtor a narrow window to redeem the property AFTER the foreclosure sale but BEFORE the certificate of title issues — typically 10 days under F.S. § 45.031(5). This calculator computes the redemption amount (winning sale bid + court costs + sheriff costs + clerk's redemption fee) and the days remaining in the window, and surfaces a recommendation based on whether the property is equity-positive against the redemption amount (redemption preserves real value) or underwater (the realistic path is to walk away and pursue F.S. § 45.032 surplus funds). Florida is not a long-tail-redemption state — there is no 30-day, 6-month, or 1-year statutory redemption like several other jurisdictions; the window is narrow and closes when the certificate of title issues.

Florida Self-Storage Lien Sale Calculator

Project a Florida self-storage lien sale end-to-end under F.S. § 83.801-83.809 (Florida Self-Service Storage Facility Act): total amount owed (rent + late fees + reasonable sale costs), the current procedural step on the lien-enforcement ladder (10-day default trigger under § 83.806(2); cure window; 15-day public sale notice with two consecutive weeks of newspaper publication and on-premises posting under § 83.806(3)), sale-readiness verdict, expected auction proceeds and surplus to the tenant under § 83.806(4) (held in trust for 6 months before escheating to the operator), and a procedural-compliance verdict that flags any defect that would expose the operator to wrongful-sale liability under § 83.808.

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 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 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 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 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 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 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 Mortgage Doc Stamp + Intangible Tax Calculator

Compute the two distinct Florida taxes that hit at the recording of a mortgage — the $0.35-per-$100 documentary stamp tax under F.S. § 201.08 and the 2-mill non-recurring intangible tax under F.S. § 199.133. Surfaces the § 199.143 modification and new-money rules that determine which portions of a refinance, HELOC, or assumption are taxable, and which are exempt.

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 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 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 Homestead Forced-Sale Exemption Calculator

Determine whether Florida's constitutional homestead protection from forced sale by creditors (Article X § 4, Florida Constitution + F.S. § 222.05) shields a property against a specific creditor. Computes the applicable acreage cap (0.5 acre municipal / 160 acres rural), surfaces the five carve-outs that overcome the homestead (mortgage, mechanic's lien under F.S. § 713, property tax, federal tax lien per U.S. v. Craft and the Supremacy Clause, and HOA / condo statutory ASSESSMENT LIENS under F.S. § 718.116(5) and § 720.3085(1)), and routes the fraudulent-conversion analysis under F.S. § 222.30 and Havoco of America v. Hill, 790 So. 2d 1018 (Fla. 2001). Distinct from the property-tax homestead exemption under Art. VII § 6 / F.S. § 196.031 (see the sibling Homestead Exemption Calculator on this site).

Florida Commercial Rent Sales Tax Calculator

Compute the Florida-unique sales tax on commercial real-property rent under F.S. § 212.031 — currently 2.0% state (stepped down from 5.5% in 2023 → 4.5% in early 2024 → 2.0% effective June 1, 2024 per DOR TIP 24A01-02) plus the 0–1.5% county discretionary surtax (F.S. § 212.055). Florida is the ONLY state that taxes commercial rent. The tax applies to base rent plus CAM, mandatory parking, and property-tax pass-through; utilities passed through at cost are NOT in the taxable base. Handles tenant exemptions (government, qualifying 501(c)(3) nonprofit, religious, agricultural). The $5,000 single-item surtax cap does NOT apply to rent.

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.

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 Property Tax Calculator

Estimate your annual Florida ad valorem property tax bill under the homestead-exemption framework of F.S. § 196.031, the Save Our Homes assessment cap of F.S. § 193.155, and the millage-certification framework of F.S. § 200.001. Florida is unusual in computing a separate school taxable value and non-school taxable value — the second $25,000 homestead exemption is excluded from school taxes under Florida Constitution Art. VII § 6(d). This calculator handles the split, stacks additional senior (F.S. § 196.075), disability / widow (§ 196.202), veteran (§ 196.081), and full-exemption (§ 196.082 / § 196.102) provisions, and surfaces the homestead-vs-no-homestead savings at a county-typical 2025-2026 millage rate.

Florida Homestead Exemption Calculator

Quantify Florida's homestead exemption — the base $50,000 stack under F.S. § 196.031 plus every additional statutory exemption (senior 65+ low-income under § 196.075, widow / general disability $5K under § 196.202, veteran 10%+ under § 196.24, total-and-permanent service-connected disability under § 196.081 / § 196.091 / § 196.101, and first responder line-of-duty under § 196.081(4)). Computes school vs non-school taxable value separately to surface the F.S. § 196.031(1)(b) asymmetry — the second $25,000 of the base exemption applies only to non-school millage.

Florida Save Our Homes Portability Calculator

Quantify the property-tax savings you can port from one Florida homestead to the next. Florida's Save Our Homes amendment (F.S. § 193.155, Florida Constitution Art. VII § 4(d)) caps annual assessed-value increases on a homestead at the lesser of 3% or CPI. F.S. § 193.155(8) lets you carry the accumulated SOH differential — capped at $500,000 — to your new homestead via Form DR-501T. Upsizers port the full lesser-of figure; downsizers port a proportional share. This calculator computes the differential, the portable amount after cap and proration, the new homestead's assessed value, year-1 property tax savings at your county's millage rate, and 10-/20-year cumulative savings.

Florida Documentary Stamp Tax Calculator

Compute the four transactional taxes that hit a Florida real-estate closing — deed documentary stamps (F.S. § 201.02), Miami-Dade surtax (F.S. § 201.031), mortgage documentary stamps (F.S. § 201.08), and the non-recurring intangible tax on mortgages (F.S. § 199.133). Surfaces statewide vs Miami-Dade rate differences and the customary seller / buyer allocation.

Florida Title Insurance Calculator

Compute the promulgated Florida title insurance premium on a residential or commercial purchase or refinance. Anchored to F.S. § 627.7825 and OIR Rule 69O-186.003, with the simultaneous-issue lender's-policy rate, the 3-year reissue credit, and the seller-pays / buyer-pays customary allocation surfaced for each Florida county.

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 Rental Property Cap Rate & Cash Flow Calculator

Underwrite a Florida residential rental at investor grade. Layers in the Florida-specific operating-expense profile that generic cap-rate tools miss — non-homesteaded property tax (no F.S. § 196.031 exemption, no Save Our Homes cap under F.S. § 193.155 on a rental), hurricane-loaded HO-3 / DP-3 insurance under F.S. § 627.4133, post-Surfside condo dues under F.S. § 718.112(2)(g), Florida coastal vacancy seasonality, and Florida-realistic 2026 investor-loan pricing. Surfaces NOI, cap rate, annual cash flow, cash-on-cash return, DSCR against the 1.20 conventional lender threshold, and gross rent multiplier in one pass.

Florida Sales & Discretionary Surtax Calculator

Compute Florida sales tax with the 6% state rate under F.S. § 212.05, the county discretionary surtax under F.S. § 212.054, and the $5,000 single-item surtax cap under F.S. § 212.054(2)(b)1 — the cap that turns a $10,000 boat in a 1% surtax county into a $650 tax bill instead of $700. Florida is one of the few states that does NOT tax services as a general rule, so the calculator also surfaces the narrow enumerated exceptions (commercial cleaning, nonresidential pest control, detective services). Florida's unique commercial-rent tax (F.S. § 212.031) is handled as a separate transaction type with no $5,000 cap. Anchored to the Florida DOR's annually published DR-15DSS county-rate table.

Florida Tax Certificate & Tax Deed Investment Calculator

Project the economics of a Florida tax-certificate position from the June 1 certificate sale forward: dollar return at the winning bid rate under the F.S. § 197.482 statutory band (0.25% minimum to 18% maximum) honoring the mandatory 5% minimum return floor on redemption under F.S. § 197.472(2), annualized yield on capital, the F.S. § 197.502 two-year holding window before tax-deed eligibility, tax deed sale starting bid math under F.S. § 197.572, surplus distribution under F.S. § 197.582, and a Safe Yield / Equity Risk / Insufficient Equity verdict synthesizing the property's net equity above the starting bid plus surviving senior liens.

Florida Mobile Home Sales Tax & Classification Calculator

Florida mobile homes are taxed two entirely different ways depending on a single declaratory act by the owner. Default classification under F.S. § 320 treats the home as personal property — 6% sales tax at purchase (F.S. § 212.05) plus a length-based annual registration fee under F.S. § 320.08(11) in lieu of ad valorem. Filing Form DR-402 under F.S. § 193.075(1)(b) reclassifies the home as real property — documentary stamps at purchase (F.S. § 201.02), annual ad valorem tax with the homestead exemption available (F.S. § 196.031), and no annual registration. The choice has six-figure compound consequences over a 10-20 year ownership. This calculator surfaces both routes side-by-side, applies the F.S. § 193.075(1)(b) availability rules, and recommends a classification given the user's situation.

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 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 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 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 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 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 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 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 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 Foreclosure Defense Timeline Calculator

Project a Florida residential foreclosure end-to-end from any procedural stage: estimated months from today to sale and certificate of title under F.S. § 702 and § 45.031, the months active defense can typically buy (Florida courts run 12 to 18 months baseline; 24+ months for aggressively-defended cases), the key upcoming deadline at the current stage (20-day answer under Fla. R. Civ. P. 1.140 after service per F.S. § 48.23 lis pendens; 30-day breach-letter cure; mediation under Fla. R. Civ. P. 1.700), the loss-mitigation menu by stage (loan modification, reinstatement, short sale, deed in lieu, refinance), and the statute-of-limitations posture under F.S. § 95.11(2)(c) plus the Bartram v. U.S. Bank, 211 So. 3d 1009 (Fla. 2016) payment-by-payment doctrine.

Florida Construction Lien Timeline Calculator

Walk a Florida construction project through the three statutory clocks under F.S. Chapter 713: the 45-day Notice to Owner (NTO) window under § 713.06, the 90-day claim-of-lien window under § 713.08, and the 1-year foreclosure-of-lien deadline under § 713.22. Surfaces an enforceability verdict (Enforceable / Window Closing / Defective / Expired), the owner's double-pay-risk posture under the § 713.06(3)(d) safe-harbor, and the recommended next action — pay direct, hold proceeds in escrow, demand a § 713.21(4) lien release, or transfer the lien to a § 713.24 surety bond.

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 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 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 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 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 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 Property Tax Appeal (VAB) Calculator

Project a Florida Value Adjustment Board (VAB) petition end-to-end under F.S. § 194.011: filing-window status against the 25-day post-TRIM deadline of F.S. § 194.011(3), recommended max challenge anchored on the empirical 10 to 15% reduction band reported by the Florida Department of Revenue's annual VAB reports, expected annual tax savings on a successful petition at the parcel's millage rate, risk-weighted expected value at the empirical ~35% success rate, and an ROI verdict against the total filing cost (the F.S. § 194.013 $15-per-parcel filing fee plus optional attorney / appraiser representation in the typical $1,500 to $5,000 county-court band). Anchored to F.S. § 194.011 (petition), § 194.301 (preponderance burden of proof), § 197.182 (refund with interest), § 200.065 (millage method), and § 200.069 (TRIM notice).

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 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 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 Disclosure Failure Damages Calculator

Estimate the damages recoverable on a Florida residential real-estate disclosure-failure claim under Johnson v. Davis, 480 So.2d 625 (Fla. 1985), the foundational Florida Supreme Court case imposing an affirmative common-law duty on residential sellers to disclose material defects that are not readily observable and were not known to the buyer. Computes the compensatory measure as the greater of actual repair cost or post-disclosure market diminution (the Florida "benefit of the bargain" measure), adds expected attorney's fees recoverable under the Florida Realtors / Florida Bar standard contract, and surfaces a four-element claim-viability verdict (defect existed at sale; seller knew or should have known; defect materially affected value; defect not readily observable). Reports the F.S. § 95.11(3) statute-of-limitations status against the 4-year Florida tort clock (timely, borderline under the discovery rule, or time-barred) and flags that emotional-distress damages are NOT recoverable on a pure-economic-loss disclosure claim under Indemnity Ins. Co. v. American Aviation, 891 So.2d 532 (Fla. 2004). The Johnson v. Davis duty applies to every Florida residential real-estate transaction; F.S. § 689.25 adds a separate statutory disclosure obligation for active-adult community designation.

Florida Foreclosure Right of Redemption Calculator

F.S. § 45.0315 gives a Florida foreclosure-sale debtor a narrow window to redeem the property AFTER the foreclosure sale but BEFORE the certificate of title issues — typically 10 days under F.S. § 45.031(5). This calculator computes the redemption amount (winning sale bid + court costs + sheriff costs + clerk's redemption fee) and the days remaining in the window, and surfaces a recommendation based on whether the property is equity-positive against the redemption amount (redemption preserves real value) or underwater (the realistic path is to walk away and pursue F.S. § 45.032 surplus funds). Florida is not a long-tail-redemption state — there is no 30-day, 6-month, or 1-year statutory redemption like several other jurisdictions; the window is narrow and closes when the certificate of title issues.

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 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 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 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 Mortgage Doc Stamp + Intangible Tax Calculator

Compute the two distinct Florida taxes that hit at the recording of a mortgage — the $0.35-per-$100 documentary stamp tax under F.S. § 201.08 and the 2-mill non-recurring intangible tax under F.S. § 199.133. Surfaces the § 199.143 modification and new-money rules that determine which portions of a refinance, HELOC, or assumption are taxable, and which are exempt.

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 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 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 Homestead Forced-Sale Exemption Calculator

Determine whether Florida's constitutional homestead protection from forced sale by creditors (Article X § 4, Florida Constitution + F.S. § 222.05) shields a property against a specific creditor. Computes the applicable acreage cap (0.5 acre municipal / 160 acres rural), surfaces the five carve-outs that overcome the homestead (mortgage, mechanic's lien under F.S. § 713, property tax, federal tax lien per U.S. v. Craft and the Supremacy Clause, and HOA / condo statutory ASSESSMENT LIENS under F.S. § 718.116(5) and § 720.3085(1)), and routes the fraudulent-conversion analysis under F.S. § 222.30 and Havoco of America v. Hill, 790 So. 2d 1018 (Fla. 2001). Distinct from the property-tax homestead exemption under Art. VII § 6 / F.S. § 196.031 (see the sibling Homestead Exemption Calculator on this site).

Florida Commercial Rent Sales Tax Calculator

Compute the Florida-unique sales tax on commercial real-property rent under F.S. § 212.031 — currently 2.0% state (stepped down from 5.5% in 2023 → 4.5% in early 2024 → 2.0% effective June 1, 2024 per DOR TIP 24A01-02) plus the 0–1.5% county discretionary surtax (F.S. § 212.055). Florida is the ONLY state that taxes commercial rent. The tax applies to base rent plus CAM, mandatory parking, and property-tax pass-through; utilities passed through at cost are NOT in the taxable base. Handles tenant exemptions (government, qualifying 501(c)(3) nonprofit, religious, agricultural). The $5,000 single-item surtax cap does NOT apply to rent.

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.