Real Estate calculators

Ala. Code § 40-8-1 (four-class assessment ratios)

Alabama Property Tax Calculator

Compute an Alabama property's annual tax bill under Ala. Code § 40-8-1 (four-class assessment ratios — Class I utilities 30%, Class II all other 20%, Class III agricultural/residential/historic 10%, Class IV motor vehicles 15%) and Ala. Const. § 217 (the Lid Bill — state 6.5 mills, county 7.5 mills, city 12.5 mills, school 5 mills before override). Models the § 40-9-19 homestead exemption ($4,000 state + county portion; full exemption at age 65+ or totally disabled with AGI ≤ $12,000), the § 40-9-21 totally disabled veteran 100% exemption, and § 40-8-1.1 Current Use Valuation for agricultural land. Alabama has the lowest effective property-tax rates in the United States.

Arizona Constitution Article 9 § 8 (Limited Property Value

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).

Ark. Const. Amend. 79 (2001) — 5% homestead / 10% other annual assessment cap

Arkansas Property Tax Calculator

Compute an Arkansas property's annual tax bill under Amendment 79 (the 5% homestead / 10% other annual assessment cap), Ark. Code § 26-26-407 (assessment at 20% of true and full market value), § 26-26-1118 (the $425 Property Tax Credit, increased from $375 by Act 670 of 2023), § 26-3-306 (Disabled Veteran 100% exemption), and Amendment 59 (millage rollback when reappraisal-driven revenue increase exceeds 10%). Tracks county millage in Pulaski (Little Rock), Benton (Bentonville), Washington (Fayetteville), and Sebastian (Fort Smith).

Cal. Const. Art. XIIIA §§ 1

California Proposition 13 Property Tax Calculator

Compute a California property's tax bill under Proposition 13 (Cal. Const. Art. XIIIA): the 1% ad-valorem base rate, the 2% annual cap on assessed-value growth from the base year value, and the change-of-ownership reassessment rule. Surfaces Prop 19 (2020) updates: the parent-child primary-residence exclusion now limited to $1M difference in market vs assessed (Cal. Rev. & Tax Code § 63.2), and the 55+/severely disabled portability allowance of up to three base-year-value transfers anywhere in California (§ 69.6).

Cal. Civ. Code § 1947.12 (statewide rent cap

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.

Cal. Gov. Code §§ 53311–53368.3 (Mello-Roos Community Facilities Act of 1982)

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.

Cal. Rev. & Tax Code §§ 11901-11935 (Documentary Transfer Tax Act)

California Documentary Transfer Tax + City RPTT Calculator

Compute the two-layer California real-estate transfer tax stack — the statewide County Documentary Transfer Tax under Cal. Rev. & Tax Code § 11911 (the $0.55 / $500 = 0.11% county base) plus any city-level Real Property Transfer Tax authorized by Cal. Gov. Code § 37101 and the local charter (Cal. Const. Art. XI § 5). Models the eight most-impactful 2026 city schedules: San Francisco's 0.5%-6.0% Prop ULA mansion-tax ladder (highest in the United States at the $25M+ tier), Los Angeles's 0.45% base + 4.0% / 5.5% Measure ULA surtax, Oakland's Measure X four-tier 0%-2.5% ladder, Berkeley, San Jose's Measure E schedule, Santa Monica's Measure GS schedule, Culver City's Measure RE schedule, and the catch-all 'other California city' case where only the county 0.11% applies. Each city tier applies FLAT to the whole sale price (not marginally) and the cliff effect at $5M / $10M / $25M is dispositive.

Cal. Civ. Code § 1950.5 (security for rental of residential property)

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.

Colorado Constitution Article X § 3 (uniform taxation

Colorado Property Tax Calculator

Compute a Colorado property's annual tax bill under Article X § 3 of the Colorado Constitution and C.R.S. § 39-1-104.2. Models the post-Gallagher residential assessment ratio (estimated 6.4% for tax year 2026 following SB22-238 / SB23-303 / 2024 special-session adjustments), the statutory 29% commercial/industrial ratio, the 21% agricultural preferential-use ratio, and the C.R.S. § 39-3-203 senior property tax homestead exemption — 50% of the first $200,000 of actual value for owners age 65+ with 10+ years of continuous ownership, or for a 100% permanently and totally disabled veteran with no age or duration requirement.

Conn. Gen. Stat. § 12-494 (State Real Estate Conveyance Tax)

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.

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. § 201.02

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.

F.S. § 196.031

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.

F.S. § 196.031

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.

F.S. § 193.155

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.

F.S. § 201.02

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.

F.S. § 627.7825

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.

IRC § 1031

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.

F.S. § 192.001(11)(d)

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.

F.S. § 702

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.

F.S. ch. 83 (residential landlord-tenant)

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.

F.S. § 212.05

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.

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. § 212.03 (6% sales tax on transient rentals under 6 months)

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.

IRC § 121

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.

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.

F.S. § 197.432 (tax certificate sale)

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.

F.S. § 320

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.

F.S. § 713.001

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.

F.S. Chapter 733 (formal administration)

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.

F.S. § 83.56 (statutory notices)

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.

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. § 193.461

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.

F.S. § 65 (quiet title actions)

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.

F.S. § 723.037 (90-day written notice of rent increase

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.

F.S. § 95.16 (adverse possession with color of title)

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.

F.S. § 689.071 (Florida Land Trust Act)

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).

F.S. § 64.201-64.215 (Florida Uniform Partition of Heirs Property Act

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.

F.S. § 163.31801 (Florida Impact Fee Act

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.

F.S. § 194.011 (VAB petition and procedure)

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).

F.S. ch. 721 (Florida Vacation Plan and Timesharing Act)

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.

F.S. § 558.001

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).

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.

F.S. § 212.031 (Florida-unique commercial-rent sales tax)

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.

F.S. § 212.05

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.

F.S. § 48.23 (lis pendens — recording

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.

F.S. § 95.11 (master limitation statute)

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.

Johnson v. Davis

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.

F.S. § 45.0315 (right of redemption)

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.

F.S. § 83.801-83.809 (Florida Self-Service Storage Facility Act)

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.

F.S. Chapter 732 (Florida Probate Code

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.

F.S. § 197.572 (tax deed sale procedure and opening bid composition)

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.

F.S. § 475.42 (Florida real-estate licensee compensation)

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.

F.S. § 83.49 (Florida Residential Landlord and Tenant Act — security deposits)

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.

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.

F.S. § 475.42 (broker escrow handling)

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.

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.

F.S. § 733.617 (personal representative compensation

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).

F.S. § 733.6171 (compensation of attorney for the personal representative

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).

F.S. § 627.7711

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 Constitution Article X § 4

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).

F.S. § 212.031 (Florida-unique commercial-rent sales tax)

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.

F.S. § 125.0104 (Tourist Development Tax)

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.

O.C.G.A. § 48-5-7

Georgia Homestead Exemption Property Tax Calculator

Quantify a Georgia homestead owner's property-tax bill under the Georgia Property Tax Code (O.C.G.A. § 48-5-40 et seq.): the uniform 40% assessment ratio (§ 48-5-7), the $2,000 statewide homestead exemption (§ 48-5-44), the $4,000 senior 65+ low-income additional exemption (§ 48-5-47), the indexed disabled-veteran exemption (§ 48-5-48, $109,986 of assessed value for 2025), and the most common county-level exemptions that stack on top — Fulton, Cobb, Gwinnett, DeKalb, Cherokee, Henry, Forsyth, and City of Atlanta school M&O. School M&O and county/city general M&O are computed separately to surface the per-component impact of each exemption.

Idaho Code § 63-205 (100% market-value assessment)

Idaho Property Tax Calculator

Compute an Idaho property's annual tax bill under Idaho Code Title 63, Chapter 2. Models 100% market-value assessment (§ 63-205), the § 63-602G Homeowner's Exemption (the lesser of 50% of total taxable value OR a statutory dollar cap indexed annually to the Idaho House Price Index — 2025 cap is $125,000 — for owner-occupied primary residences including up to one acre), the § 63-602AA Property Tax Reduction circuit-breaker refund (up to $1,500 in 2025 for age 65+, widows, disabled veterans, blind, or fatherless minors with household income ≤ $37,000), the § 63-602BB Property Tax Deferral for seniors, and references the § 63-803 3% revenue rollback (Truth in Taxation) constraint imposed by HB 389 in 2021.

35 ILCS 200 (Illinois Property Tax Code)

Illinois Cook County Property Tax Calculator

Compute an Illinois property's tax bill under the Illinois Property Tax Code (35 ILCS 200). Models Cook County's distinctive two-step assessment — Class 2 residential parcels assessed at 10% of fair market value (35 ILCS 200/9-185) and equalized to the 33-1/3% statewide standard via the Illinois Department of Revenue multiplier (35 ILCS 200/17-5) — plus the full homestead-exemption stack: general homestead, senior 65+, senior assessment freeze (income-tested ≤ $65,000), disabled persons, returning veterans, and the disabled-veterans sliding scale that fully exempts a 70%+ service-connected disability rating.

Indiana Constitution Article 10 § 1(f) (1-2-3 circuit-breaker caps

Indiana Property Tax Cap Calculator (1-2-3 Constitutional Caps + Homestead)

Compute an Indiana property's annual tax bill under Ind. Const. Art. 10 § 1(f) and Ind. Code § 6-1.1-20.6 — the constitutional 1-2-3 circuit-breaker caps (1% homestead, 2% other residential & farmland, 3% non-residential), the standard homestead deduction (§ 6-1.1-12-37, lesser of $48,000 or 60% of AV), the supplemental homestead deduction (§ 6-1.1-12-37.5, 25% of the first $600K of post-standard AV plus 35% above), the over-65 deduction (§ 6-1.1-12-9, $14,000 with $30K single / $40K joint AGI limit), and the blind/disabled deduction (§ 6-1.1-12-11, $12,480). Indiana is one of the few states with constitutional rate caps on property tax — Public Question 1 (2010).

Iowa Code § 441.21 (statewide assessment-limitation rollback)

Iowa Property Tax Calculator

Compute an Iowa property's annual tax bill under Iowa Code § 441.21 — the only state in the U.S. that caps statewide growth in residential and agricultural taxable value via a uniform statewide rollback order. Models the 2025-26 residential rollback near 46%, the HF 718 (2023) Homestead Tax Credit ($142,000 actual-value exemption), the § 425.15 senior addl exemption ($6,500 taxable for age 65+), and the § 426A Military Service Property Tax Credit ($1,852 to $11,118 by service category). Counties supported: Polk (Des Moines), Linn (Cedar Rapids), Scott (Davenport), Johnson (Iowa City), Black Hawk (Waterloo).

Kan. Const. Art. XI § 1 (classification — residential 11.5%

Kansas Property Tax Calculator

Compute a Kansas property's annual tax bill under the constitutional classification system (Kan. Const. Art. XI § 1 — residential 11.5%, commercial 25%, vacant 12%, public utility 33%, other 30%) and K.S.A. § 79-1439's fair-market-value assessment standard. Models the statewide 1.5-mill USD school finance levy (§ 79-1456), the Homestead Refund of up to $700 for age-55+/disabled/dependent households with AGI ≤ $36,300 (§ 79-4501 et seq.), and the SAFESR Senior Property Tax Refund of up to $700 (75% of prior-year tax paid) for age-65+ households with AGI ≤ $24,000 (§ 79-32,261). Covers Johnson (Overland Park), Sedgwick (Wichita), Shawnee (Topeka), Wyandotte (KC-KS), and Douglas (Lawrence) counties.

Ky. Const. § 172 (fair-cash-value assessment standard)

Kentucky Property Tax Calculator

Compute a Kentucky property's annual tax bill under Ky. Const. § 172 (fair-cash-value standard) and KRS 132.020 (state real-property rate of 11.5¢ per $100 of value). Stacks the state rate with county / city / school / special-district rates, applies the KRS 132.810 homestead exemption ($46,350 for the 2025–2026 biennium when the owner is 65+ or totally disabled), and explains the House Bill 44 / KRS 132.027 4% revenue-rollback mechanism that limits assessment-driven revenue growth in local taxing districts.

La. Const. Art. VII § 18 (10% residential / 15% non-homestead improvement / 25% public service assessment ratios)

Louisiana Property Tax Calculator

Compute a Louisiana property's annual ad valorem tax under La. Const. Art. VII §§ 18–20 and La. R.S. 47:1701–1851. Models the 10% residential assessment ratio (lowest of any U.S. state), the 15% non-homestead improvement ratio, the 25% public-service ratio, the $75,000 fair-market-value homestead exemption against parish ad valorem millage (Art. VII § 20), the Orleans Parish municipal-millage carve-out (Art. VII § 20(A)(2) — the only parish where the homestead exemption does NOT reach municipal tax), the school-maintenance and special-district carve-outs, and the Art. VII § 18(F) special assessment level freeze for owners 65+, 50%+ disabled veterans, or the totally and permanently disabled.

Md. Code Tax-Property § 12-103 (Recordation Tax)

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.

Mass. G.L. c. 188 §§ 1–10

Massachusetts Homestead Declaration Calculator (Ch. 188)

Determine how much equity a Massachusetts homeowner's primary residence is shielding from unsecured creditors under the Mass. Homestead Act (G.L. c. 188): the automatic $125,000 protection under § 4, the declared $500,000 under § 5, and the $1,000,000 elderly / disabled tier under § 2 (raised from $500,000 by the 2024 amendment). Surfaces the five obligations that overcome the homestead under § 3 (mortgage, mechanic's lien, property tax, federal tax lien, child support / alimony), explains joint-owner stacking under § 10, and flags when a one-page Declaration at the Registry of Deeds would buy material additional protection for a nominal filing fee.

Michigan Compiled Laws § 207.504 (County Real Estate Transfer Tax

Michigan Real Estate Transfer Tax Calculator

Compute the Michigan real estate transfer tax that the county Register of Deeds collects when a deed is recorded — the state SRETT of $3.75 per $500 (MCL § 207.526, 0.75%) plus the county CRETT of $0.55 per $500 (MCL § 207.504, 0.11%). Combined typical: $4.30 per $500 = 0.86% of sale price, paid by the SELLER by default. Surfaces the rarely-claimed SRETT refund under MCL § 207.526(u) when the property's State Equalized Value at sale is less than at purchase, the four common exemption categories (inheritance, trust transfer to same grantor, foreclosure, government), and a Principal Residence Exemption (MCL § 211.7cc) buyer-side note for the 18-mill school operating millage savings. Notes that Michigan — unlike NY, FL, or IL — has no mortgage recording tax.

Minn. Stat. § 290A.04 (property tax refund)

Minnesota Property Tax Refund Calculator

Compute a Minnesota Property Tax Refund — the income-based 'Circuit Breaker' refund baked into the state's property-tax system under Minn. Stat. § 290A.04. Models both the Regular Homeowner Refund (up to $3,500 for income at or below $135,410) and the Renter Refund (up to $2,640 for income at or below $73,270, constructed as 17% of gross rent on Form CRP), plus the separate Targeting Refund under § 290A.04 Subd. 2h (up to $1,000 for year-over-year property-tax increases that exceed both 12% and $100, with no income limit). Returns Form M1PR filing instructions and the August 15 deadline.

Miss. Code § 27-35-1 (true-value assessment standard)

Mississippi Property Tax Calculator

Compute a Mississippi property's annual ad valorem tax bill under Title 27 of the Mississippi Code. Models the five statutory property classes (Miss. Code § 27-35-5 — Class I owner-occupied residential at 10%, Class II all other real at 15%, Class III personal property at 15%, Class IV public service at 30%, Class V motor vehicles at 30%), the Regular Homestead Exemption credit under § 27-33-7 (up to $300 against the tax bill for owners under 65), and the much more generous Additional Homestead Exemption under § 27-33-23 (full exemption on the first $75,000 of true value for owners 65+ or totally and permanently disabled).

Mo. Rev. Stat. § 137.115 (class assessment ratios — residential 19%

Missouri Property Tax Assessment Calculator

Compute a Missouri property's annual tax under Mo. Rev. Stat. § 137.115's class-based assessment ratios (residential 19%, agricultural 12%, commercial 32%, personal 33⅓%), § 137.073's Hancock-rollback mechanics, and the § 135.010 Senior Property Tax Credit (Circuit Breaker — up to $1,100 owner / $750 renter). Surfaces gross tax, the Circuit Breaker credit, net tax, and effective rate on market value across St. Louis, Jackson (Kansas City), St. Charles, and Greene counties.

Mont. Code Ann. Title 15 Ch. 7 (assessment)

Montana Property Tax Calculator

Compute a Montana property's annual tax bill under Title 15, Ch. 7 of the Montana Code Annotated. Models the Class 4 residential 1.35% statewide assessment rate (MCA § 15-6-134 — recently reduced from 1.89% as part of HB 231 (2024) reappraisal rebalancing), the twelve-class statutory system (MCA § 15-6-101), the 2-year reappraisal cycle (MCA § 15-7-111), and the Property Tax Assistance Program (PTAP) under MCA § 15-6-301 (income-tested reduced assessment for owners age 62+, disabled, or meeting income requirements, applied on the first $350,000 of market value).

Neb. Rev. Stat. § 77-201 (assessment classes and ratios)

Nebraska Property Tax Calculator

Compute a Nebraska property's annual tax bill under Neb. Rev. Stat. Chapter 77. Models the § 77-201 class ratios (100% actual value for residential and commercial, 75% for agricultural and horticultural land), the § 77-3506 Homestead Exemption sliding-scale percentage by income (100% at the low end of the income table tapering to 0% at the upper threshold for owners age 65+ or totally disabled), the § 77-1738 TEEOSA county-levy cap (50¢ per $100 of actual value), and — most consequentially — the LB 1107 (2020) Nebraska Property Tax Incentive Act refundable income-tax credit (30% of school-district property taxes paid for tax year 2024).

NRS Chapter 361 (property tax)

Nevada Property Tax + Abatement Calculator

Compute a Nevada property's annual tax under NRS Chapter 361, including the § 361.471 partial abatement that caps the year-over-year DOLLAR increase in the tax bill at 3% for an owner-occupied primary residence and 8% for other residential and commercial property. Models the § 361.227 35% assessment ratio applied to taxable value (land + replacement-cost-less-depreciation of improvements), the constitutional $3.64-per-$100 combined-rate ceiling (Nevada Constitution Article 10 § 2; NRS § 361.453), and FY 2024–2025 representative rates for all 17 Nevada counties. Surfaces the uncapped tax, the binding cap, and the dollar amount that is ABATED (waived, not deferred) under § 361.471.

N.J.S.A. 46:15-5 et seq. (Realty Transfer Fee)

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.

NMSA 1978 § 7-37-3 (1/3 assessment ratio)

New Mexico Property Tax Calculator

Compute a New Mexico property's annual tax bill under NMSA 1978 § 7-37-3 (assessment at one-third of full value) and § 7-36-21.3 (the residential 3% yield cap — New Mexico's analog to California Proposition 13, but at 3% per year instead of 2%). Models the § 7-37-5.1 Head-of-Household exemption ($2,000 reduction in taxable value), § 7-37-5.5 Veterans Exemption ($4,000), § 7-37-5.6 100% Disabled Veteran full exemption, § 7-37-7.1 Senior Valuation Freeze (age 65+ at the 2026 income limit of $34,400), and county mill levies for Bernalillo (Albuquerque), Doña Ana (Las Cruces), Sandoval (Rio Rancho), Santa Fe, and the major oil-county and rural jurisdictions.

NY Real Property Tax Law § 425 (STAR)

New York Property Tax & STAR Exemption Calculator

Model a New York residential property-tax bill under RPTL § 425 (STAR), § 467 (Senior Citizens), § 458-a (Alternative Veterans), and § 459-c (Persons with Disabilities). Determines Basic vs Enhanced STAR eligibility under the $250,000 household-income cap added by 2019 amendment and the annually-indexed Enhanced STAR ceiling ($107,300 for 2025, ~$108,800 for 2026), surfaces the post-2015 income-tax-credit mechanic vs the pre-2015 direct-exemption mechanic (same dollar value, different delivery), and computes the stacked § 458-a veterans exemption (15% basic + 10% combat + 0.5 × disability rating, capped at a representative local maximum of 50% of assessed value).

NY Tax Law § 1402 (State RPT) + § 1402-a (State Mansion Tax)

New York Real Estate Transfer Tax Calculator

Compute every layer of New York real-estate transfer tax that can stack on a single closing — the statewide Real Property Transfer Tax (NY Tax Law § 1402, $2 per $500 = 0.4%), the State Mansion Tax on residential $1M+ (NY Tax Law § 1402-a, progressive eight-tier schedule from 1.0% to 3.9% as restructured in 2019), the NYC Real Property Transfer Tax (NYC Admin. Code § 11-2102, 1.0%-2.625% by class and threshold), and the NYC Additional Tax on residential $2M+ (NYC Admin. Code § 11-2102.1, flat 0.25%). Surfaces the customary seller / buyer allocation and flags the § 1409 LLC-purchaser disclosure requirement added by 2019 reform.

NYC Administrative Code § 26-501 et seq. (Rent Stabilization Law)

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.

N.C. Gen. Stat. § 105-273 et seq. (Machinery Act)

North Carolina Property Tax Calculator

Compute a North Carolina property's annual tax bill under the Machinery Act (N.C. Gen. Stat. § 105-273 et seq.). Models the 100% true-value assessment ratio (§ 105-283 — unusual; most states assess at a fraction of market value), the octennial revaluation cycle (§ 105-286), the § 105-277.1 Elderly/Disabled Exclusion (greater of $31,500 or 50% of appraised value at age 65+ with income ≤ $37,500 for 2026), the § 105-277.1C Disabled Veteran Exclusion ($45,000 with no income limit), the § 105-277.1B Circuit Breaker deferment, and present-use valuation under § 105-277.4 for agricultural / horticultural / forestland.

N.D.C.C. § 57-02-01 (true and full value)

North Dakota Property Tax Calculator

Compute a North Dakota property's annual tax bill under N.D.C.C. title 57. Models the two-step § 57-02-27 ratio (50% assessed × 9% residential or 10% commercial taxable, for a 4.5% / 5.0% compound effective ratio on true and full value under § 57-02-01), the § 57-02-08.1 Homestead Tax Credit (age 65+ or permanently disabled with AGI ≤ $70,000 for 2025; sliding 100% / 80% / 60% / 40% scale up to a $9,000 taxable-value cap, state-reimbursed under subsection 5), the § 57-02-08 Disabled Veterans credit (≥ 50% service-connected disability, scaled to $8,100 of taxable value at 100% rating), and combined mill levies across the five largest counties (Cass / Fargo, Burleigh / Bismarck, Grand Forks, Ward / Minot, Williams / Williston) plus the § 57-15-30 Truth in Taxation public hearing requirement.

Ohio Revised Code § 319.54(G)(3) (State Mandatory Real Property Conveyance Fee) and § 322.02 (County Permissive Real Property Conveyance Fee)

Ohio Real Estate Transfer Tax Calculator

Compute the Ohio Real Property Conveyance Fee that the county auditor collects when a deed is recorded — the state mandatory fee of $1 per $1,000 (ORC § 319.54(G)(3), = 0.10%) plus each county's permissive fee of up to $3 per $1,000 (ORC § 322.02, = 0.30%). Most populous Ohio counties — Cuyahoga, Franklin, Hamilton, Summit, Montgomery, Lucas, Stark, Butler and others — charge the full $3 permissive, for a combined $4/$1,000 (0.40%). Surfaces the seller-pays-by-default convention, lists the § 319.54(G)(3)(b) exemptions (gifts to family, spouse-to-spouse, inheritance, trust transfers to the same beneficial owner, transfers to government), and flags that Ohio — unlike New York or Florida — imposes no separate mortgage recording tax.

Okla. Const. Art. X § 8 (assessment ratio band 11–13.5%)

Oklahoma Property Tax Calculator

Compute an Oklahoma property's annual ad valorem tax bill under Title 68, Chapter 31 of the Oklahoma Statutes. Models the 11–13.5% county-elected assessment ratio (Okla. Const. Art. X § 8; 68 O.S. § 2802), the 5% homestead / 10% non-homestead taxable-value cap (Okla. Const. Art. X § 8B and 68 O.S. § 2890 — the Tax Limit Amendment), the 68 O.S. § 2890.1 senior valuation freeze (age 65+ with household income at or below the county H.U.D. median), the 68 O.S. § 2887 $1,000 homestead exemption plus the additional $1,000 for low-income seniors, and the 68 O.S. § 2888 total homestead exemption for 100% service-connected disabled veterans.

Oregon Constitution Article XI §§ 11

Oregon Measure 50 Property Tax Calculator

Compute an Oregon property's annual tax bill under Measure 50 (Article XI § 11 of the Oregon Constitution, ratified 1997) and ORS Chapter 308. Models the Maximum Assessed Value (MAV) frozen at 90% of 1995-96 Real Market Value with a 3% annual cap, the ORS 308.146(2) "lesser of MAV or RMV" tax basis, the $15 per $1,000 combined statutory rate cap under Article XI § 11b (Measure 5) with compression flagging, and the ORS 311.668 Senior and Disabled Property Tax Deferral (age 62+ at the $60,000 household income limit for the 2026 program year).

S.C. Code § 12-37-2270 (property classification)

South Carolina Property Tax + Assessment Ratio Calculator

Compute a South Carolina property's annual tax bill under the class-based assessment system (S.C. Code § 12-37-2270, § 12-43-220). Models the 4% primary-residence ratio (the lowest residential assessment ratio in the United States), the 6% second-home / rental ratio (the 50% snowbird-tax penalty for non-resident owners), the 10.5% commercial ratio, the § 12-37-251 Property Tax Relief Act of 2006 school-operating-millage exemption for owner-occupied legal residences, and the § 12-37-250 homestead exemption ($50,000 of fair market value for owners 65+, totally and permanently disabled, or legally blind).

SDCL § 10-4-9 (assessment at full and true value)

South Dakota Property Tax Calculator

Compute a South Dakota property's annual tax bill under SDCL § 10-4-9 (assessment at full and true value in money — 100% market value, no statutory ratio reduction). Models the § 10-12-44 Owner-Occupied Class C reduced school general fund levy (single-family primary residences get a substantially lower school levy than agricultural or non-owner-occupied property), the § 10-6A assessment freeze (locks assessed value at qualifying date for age 65+ or disabled owners, income- and value-tested), and the § 10-6B Property Tax Refund (up to $250 for income-qualified elderly/disabled owners). S.D. Const. Art. XI § 2 uniformity.

Tenn. Code Ann. § 67-5-501 (assessment ratios — 25% residential/farm

Tennessee Property Tax Assessment Calculator

Compute a Tennessee property's annual tax bill under Tenn. Code Ann. § 67-5-501's class-based assessment ratios — 25% for residential and farm, 40% for commercial and industrial, 30% for tangible personal property (§ 67-5-901). Models Greenbelt agricultural use-value assessment under § 67-5-1004, the rollback consequence on removal under § 67-5-1008, and the constitutional uniformity requirement of Tenn. Const. Art. II § 28. Combined county + municipal tax rates for Davidson (Nashville), Shelby (Memphis), Knox (Knoxville), Hamilton (Chattanooga), and seven other counties.

Texas Estates Code Chapter 401 (Independent Administration)

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 Tax Code § 11.13

Texas Homestead Property Tax Cap Calculator

Quantify a Texas residence homestead's property-tax bill under the post-Proposition 4 framework: the $100,000 school-district exemption (Tax Code § 11.13(b)), the additional $10,000 for owners 65+ or disabled (§ 11.13(c)), the $5,000 mandatory non-school minimum exemption, the 10% appraisal cap (§ 23.23), and the three-year non-homestead 20% pilot cap on property under $5M (§ 23.231, sunsets December 31, 2026). Surfaces the cap-versus-market gap and the school-district tax ceiling for 65+/disabled owners.

Texas Constitution Art. XVI § 28

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.

Texas Tax Code Chapter 41 — § 41.41 (right to protest)

Texas Property Tax Protest Calculator

Score a Texas property tax protest under Tax Code Chapter 41 — § 41.41 protest grounds, § 41.44 May-15-or-NOAV+30 filing deadline, § 41.45 hearing mechanics, and § 41.71 judicial appeal — and project expected reduction, tax savings, and a per-pay-period filing deadline. Three-tier path: informal staff conference (≈ 40% success, 8% typical reduction), formal Appraisal Review Board hearing (≈ 30%, 10%), judicial appeal (≈ 45%, 15%). Evidence-weighted: comparable sales, recent purchase price, and a reasonable claimed reduction (0-30%) drive the strength score that scales the success probability.

Utah Const. Art. XIII § 2 (residential primary-property exemption)

Utah Property Tax Calculator

Compute a Utah property's annual tax bill under Article XIII § 2 of the Utah Constitution and the Property Tax Act (Utah Code Title 59, Chapter 2). Models the uniquely-Utah 45% residential primary-property exemption (owner-occupied primary residences are assessed at 55% of fair market value; second homes at 100%), the § 59-2-1801 Circuit Breaker abatement for age 65+ owners with household income at or below $40,016 (2025) up to $1,259, and surfaces the § 59-2-918 proposed tax notice / § 59-2-919 Truth in Taxation public-hearing framework that gates rate increases above the certified rate.

Va. Code § 58.1-801 (State Recordation Tax)

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.

W. Va. Const. Art. X § 1 (equal and uniform taxation)

West Virginia Property Tax Calculator

Compute a West Virginia property's annual tax bill under the constitutional 60% assessment ratio (W. Va. Const. Art. X § 1b) and the four-class equal-rate system (W. Va. Code § 11-6F-3). Models Class I farm property (1.00% cap, plus § 11-3-15a capitalization-of-farm-income valuation), Class II owner-occupied residential (1.00% cap), Class III non-residential outside municipality (1.50% cap), and Class IV non-residential inside municipality (2.00% cap). Applies the § 11-6B-3 Homestead Exemption ($20,000 reduction in assessed value for owners 65+ or totally and permanently disabled, with NO income limit) and surfaces the separate § 11-13II-3 Senior Citizens' Income-Based Property Tax Credit as a reminder for the income-tax return.

Wis. Stat. § 70.05 (full-value assessment standard)

Wisconsin Property Tax Calculator

Compute a Wisconsin property's annual tax bill under Wis. Stat. ch. 70 — § 70.05 (full-value assessment standard, equalized to true cash value), § 70.32 (eight statutory classes with agricultural use-value assessment under § 70.32(2r) and § 70.114), Wis. Const. Art. VIII § 1 (uniformity clause), and the § 79.10 Lottery & Gaming Credit plus § 79.10(7m) School Levy Tax Credit. Wisconsin combined mill rates run 1.5%–2.5%, among the highest in the country; the statewide credits exist specifically to pull effective rates down. Covers Madison (Dane), Milwaukee, Waukesha, Brown (Green Bay) and other major counties.

Wyo. Const. Art. 15 § 11 (uniformity)

Wyoming Property Tax Calculator

Compute a Wyoming property's annual tax bill under Wyo. Const. Art. 15 § 11 (uniformity) and Wyo. Stat. § 39-13-101 et seq. Models the three statutory assessment ratios under § 39-13-103(b) — 9.5% residential, 11.5% industrial, 100% minerals — and applies the new (2024) § 39-13-103(b)(xi) Long-Term Homeowner Exemption (50% off assessed value for 25+ years of Wyoming property-tax payment on a Wyoming residence), the § 39-13-105 Senior and Veterans Property Tax Assistance Program refund (up to 50% of tax paid, capped at $1,200, for age 65+ or veterans with income at or below the program cap), and the § 39-15-101 statutory mill levy caps (12 mills county, 6 mills state).