Mortgage & Lending calculators

F.S. § 201.02

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.

F.S. § 201.08 (mortgage documentary stamp)

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.

F.S. § 201.08 (mortgage documentary stamp tax

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.

24 CFR Part 206 (HECM regulations

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.

F.S. § 201.08 (mortgage documentary stamp)

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.

IRC § 1445(a)–(e)

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.

CFPB Regulation Z / Ability-to-Repay rule (12 CFR § 1026.43)

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.

F.S. § 201.08

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.