Florida calculators

Florida SIRS Calculator (Structural Integrity Reserve Study)

A per-component reserve-adequacy walkthrough for Florida condominiums of three or more habitable stories. Enter your SIRS report's replacement cost, remaining useful life, and current balance for each statutory component — roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors — and the calculator returns the per-component and aggregate full-funding requirement, the SIRS compliance verdict, and the named largest, shortest-life, and most-underfunded components.

Florida Milestone Inspection Trigger & Cost Calculator

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

Florida Condo Reserve Funding Adequacy Calculator (SIRS)

Are your association's reserves on track to fully fund SIRS components under Florida's post-Surfside reserve mandate? Computes the required per-unit contribution, current shortfall, years to fully funded, and special-assessment exposure under F.S. § 718.112(2)(g) — effective 12/31/2024.

Florida Reserve Study Funding Plan Calculator

Build a Florida-statute-aligned funding plan from your reserve study. Enter up to eight components (useful life remaining, replacement cost, percent already funded) and the calculator returns the per-component annual contribution, the total required reserve contribution, the per-unit annual share, the aggregate funded-status percentage, the gap vs. the current contribution, and the 5-year and 10-year cumulative projections — straight-line method for HOAs, component-component method for condos under the post-SIRS regime.

Florida Condo Master Policy Deductible Allocation Calculator

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

Florida HOA & Condo Special Assessment Calculator

Compute your unit's share of a Florida community-association special assessment, the per-installment payment, total interest, and the procedural and lien rules the association must follow under F.S. § 718.116, § 718.112(2)(c), and § 720.3085.

Florida HOA & Condo Fine Calculator

Check the lawful maximum and the procedural validity of a Florida community-association fine under F.S. § 718.303(3)–(4) (condo) or § 720.305(2) (HOA). Walks the statutory ladder — $100/day cap, $1,000 per-violation aggregate cap, 14-day notice, hearing committee composition, and the rules on whether the fine can become a lien.

Florida HOA & Condo Late Fee + Past-Due Interest Calculator

Compute the total owed on a past-due Florida community-association assessment: principal, statutory late fee (greater of $25 or 5%), past-due interest (capped at 18% per F.S. § 718.116(3) / § 720.3085), and projected attorney-fee exposure if collection proceeds to a lien.

Florida HOA & Condo Quorum + Voting Threshold Calculator

Compute the quorum required for a Florida community-association meeting and the vote threshold required to adopt a specific decision — general business, bylaw amendment, declaration amendment, director recall, or a budget increase greater than 115% of prior year. Cites the operative statute (F.S. § 718.110, § 718.112, § 720.306, § 720.303) for each decision type.

Florida Board Director Eligibility Calculator

Determine whether a candidate is eligible to serve on a Florida condominium or HOA board under F.S. § 718.112(2)(d) and § 720.306(9). The calculator walks the four statutory gates — 90-day monetary delinquency, prior felony with the 5-year civil-rights-restoration window, the 90-day post-election certification requirement, and the co-owner / co-occupancy rule — and returns an Eligible / Conditionally Eligible / Ineligible verdict with the operative statute cited for each ground.

Florida Condominium Termination Calculator

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

Florida Condominium Capital Contribution Calculator

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

Florida Association Lien & Foreclosure Timeline Calculator

Project the full collection arc on a delinquent Florida community-association account: total owed (assessments + 18% statutory interest + collection costs + attorney fees), the current procedural step on the lien-foreclosure ladder, the next-step deadline under the two 45-day notice clocks (F.S. § 718.121(4) / § 720.3085(4) pre-claim; § 718.116(6)(b) / § 720.3085(3)(d) pre-foreclosure), the typical 6–15 month judicial foreclosure window, and the safe-harbor cap on first-mortgage lender take-out under § 718.116(1)(b) / § 720.3085(2)(c).

Florida HOA Election Inspector & Recall Calculator

Verify that the proposed independent inspector of elections is eligible to certify a Florida condo or HOA board election under F.S. § 718.112(2)(d)4 and § 720.306(9)(c), compute the winning candidate(s) from a board-election ballot tally, and evaluate the majority-of-voting-interests recall threshold under § 718.112(2)(j) / § 720.303(10). One certificate-ready pass for every annual or recall vote.

Florida HOA Annual Financial Reporting Calculator

Determine which annual financial report your Florida condominium or HOA must complete under F.S. § 718.111(13) and § 720.303(7). The calculator routes total annual revenue through the four statutory tiers — report of cash receipts and expenditures, compiled, reviewed, or audited — applies the owner-vote waiver (majority of voting interests) when invoked, estimates the CPA-engagement cost range for the effective level, and tracks the 90-day completion deadline measured from fiscal year-end.

Florida HOA Architectural Review Decision Timeline Calculator

Compute where an architectural-review application stands under F.S. § 720.3035. Walks the 45-day decision window, the Sterling Village v. Breit reasonable-basis standard for any denial, and the F.S. § 718.113(2) material-alteration owner-vote pathway for common-elements changes. Returns a timeline status (within-window / deemed-approved / acted), a § 720.3035 deemed-approval trigger note, an ARC compliance verdict, a material-alteration flag where applicable, and the recommended next step.

Florida Condominium Material Alteration Vote Calculator

Compute the F.S. § 718.113(2) 75%-owner-vote threshold for a Florida condominium material alteration to the common elements, screen the alteration type against Florida case law (Cottrell v. Thornton "palpably different" standard; Sterling Village v. Breit restrictive-construction principle), surface the F.S. § 718.113(5) necessary-to-comply exception, and return a Passes / Falls Short / Pending verdict against current vote totals. Returns required yes-vote count, materiality classification, outcome verdict, gap to threshold, and the parallel § 718.110(4) declaration-amendment flag for structural additions.

Florida HOA Bylaws & Declaration Amendment Vote Calculator

Compute the F.S. § 718.110 and § 720.306 amendment-vote threshold for a Florida condominium or HOA declaration, bylaws, or post-2018 use-restriction amendment, returns the class-of-amendment classification, the required affirmative yes-vote count, the quorum requirement, and a Passes / Falls Short / Pending verdict against current vote totals. Surfaces the F.S. § 718.110(13) 75% use-restriction floor and the declaration-binding principle reaffirmed in Lake Forest Master Community Ass'n v. Buisson (Fla. 4th DCA 2018).

Florida Cooperative Apartment Cost Calculator

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

Florida HOA Rental Restriction Vote & Grandfathering Calculator

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

Florida HOA / Condo Suspension of Rights Calculator

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

Florida HOA/Condo Recall Election Calculator

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

Florida HOA / Condo Pre-Lien Notice Calculator

Walk a Florida HOA or condominium pre-lien notice of intent to record a claim of lien against the 45-calendar-day statutory window under F.S. § 720.3085(2)(b) (HOA) and F.S. § 718.121(4) (condo, post-2024 SB 154 unification). Returns the effective service date (signed return-receipt or dispatch + 5-day common-law presumption), the earliest date the association may record the Claim of Lien, the days-remaining countdown, the procedural posture (not sent / within window / window expired — may file), and whether the attorney-fee shift under F.S. § 718.116(6)(b) / § 720.3085(1)(b) is preserved. Filing a lien without the proper 45-day notice voids the lien and forfeits attorney-fee recovery.

Florida Estoppel Fee Calculator

Maximum estoppel certificate fee a Florida HOA or condo association can charge under F.S. § 718.116(8)(d) and § 720.30851. Adjust for delinquency, expedited delivery, and multi-unit aggregate caps.

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

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

Florida HOA / Condo Dues Affordability + Reserve-Risk Calculator

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

Florida Wind Mitigation Insurance Credit Calculator

Compute the Florida wind-mitigation insurance credit you qualify for under F.S. § 627.0629. The discount applies to the windstorm portion of your premium and is based on construction features documented on Florida OIR Form OIR-B1-1802. Stacked discounts can approach 60% of windstorm premium on the best-rated homes.

Florida Hurricane Deductible Calculator

Quantify your Florida hurricane deductible in dollar terms — and the trade-off between higher deductible and lower windstorm premium. Florida law (F.S. § 627.0625) requires a separate hurricane deductible computed as a percentage of dwelling Coverage A, not the loss amount. For a $400K dwelling at a 5% deductible, the per-event out-of-pocket is $20,000 before the carrier pays anything. This calculator compares the 2% statutory minimum, 5%, 10%, and flat-$2,500 options on dollar-deductible, net claim payment, and annualized premium.

Florida Hurricane Shutter & Impact Glazing ROI Calculator

Quantify the payback period and lifetime ROI of installing hurricane-rated opening protection on a Florida property. Florida's wind-mitigation discount under F.S. § 627.0629 grants a substantial premium reduction for impact-rated glazing or TAS-tested hurricane shutters. This calculator computes install cost, annual windstorm-premium savings, simple payback, 5/10/20-year cumulative ROI, and NPV at a user-entered discount rate — and compares storm panels (cheapest) vs accordion shutters (mid) vs roll-down shutters vs impact glazing (premium) head-to-head.

Florida HO-6 Loss-Assessment Coverage Sizing Calculator

Florida condo unit owners learned the hard way after Hurricane Ian: an HO-6 policy with $10,000 of loss-assessment coverage is not enough when the master policy's hurricane deductible is a 5% slice of a $50M building. F.S. § 718.111(11)(d) makes that deductible a common expense, allocated by share percentage; this calculator sizes the HO-6 loss-assessment limit you should carry to absorb both your hurricane-deductible share and a buffer for non-hurricane special assessments. Output: a target HO-6 loss-assessment limit and the gap if you're currently underinsured.

Florida Replacement Cost Value (RCV) Calculator

Size the Coverage A (dwelling) limit on your Florida homeowner's policy. RCV is the cost to rebuild the dwelling structure at current Florida material and labor prices — not the land, and not the market value. Florida-specific because coastal construction costs run 30%-50% higher than national averages post-2022, because the Florida HO-3 standard policy carries an 80% coinsurance clause that prorates partial-loss payouts on underinsured policies, and because the hurricane deductible is a percentage of Coverage A. This calculator estimates RCV from square footage, construction class, region, and features, flags underinsurance against the 80% coinsurance threshold, and quantifies the coinsurance penalty on a hypothetical partial loss.

Florida 4-Point Inspection Cost & Eligibility Calculator

Estimate whether your Florida home needs a 4-point inspection, what it will cost (typical range $75-$175 statewide), and how each major component — roof, electrical, plumbing, HVAC — is likely to be graded by your carrier. Carrier-class age thresholds (30+ years for Citizens and strict admitted-market carriers; 40+ for most other admitted carriers; 25+ for surplus lines) determine when the inspection is required. Component-life rules drive a Pass / Conditional / Decline verdict — FPE/Zinsco/Challenger panels and polybutylene plumbing are automatic declines across the Florida market.

Florida Flood Insurance Premium Estimator (NFIP Risk Rating 2.0)

Estimate your Florida flood insurance premium under FEMA's Risk Rating 2.0 methodology (effective October 2021). The new pricing reflects property-specific flood risk — distance to water, first-floor elevation, foundation type, replacement cost, and prior claims — rather than the blunt zone-based legacy rates. This planning estimator produces a low / typical / high range, breaks the premium into structure / contents / fees / surcharges, models the 18% statutory glidepath cap under 42 U.S.C. § 4015(e), and surfaces the savings potential of filing an Elevation Certificate. Anchored to 42 U.S.C. § 4001, FEMA Risk Rating 2.0, F.S. § 627.715, and the FEMA Flood Insurance Manual.

Florida Citizens vs Private Market Insurance Premium Estimator

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

Florida Auto Insurance Coverage Calculator (PIP, PD, BI, UM/UIM)

Estimate a Florida private-passenger auto insurance premium across the statutorily-mandated PIP and PD coverages and the practically-required BI and UM/UIM coverages. Florida is a no-fault state under F.S. § 627.736 — the statutory floor is PIP $10,000 + PD $10,000, and Bodily Injury Liability is not required by state mandate (Florida is one of only two states without a BI minimum as of 2026, after Governor's veto of the 2024 HB 1573 no-fault repeal). The calculator models the statutory-minimum premium, the agent-recommended 100/300 BI premium, stacked UM (default unless rejected in writing under F.S. § 627.727), full coverage with collision and comprehensive, the compliance verdict, and the F.S. § 627.737 tort-threshold note that governs when a Florida driver can sue.

Florida Sinkhole Coverage Calculator

Decide whether to carry optional sinkhole loss coverage on your Florida homeowner's policy — or rely only on the statutorily-mandatory catastrophic ground cover collapse coverage. Florida law (F.S. § 627.706) bundles a narrow catastrophic-collapse trigger into every residential policy (~$30-$80/year, four-element trigger including a government condemnation order) and offers optional sinkhole loss coverage on top ($300-$1,500/year typical) covering structural damage without the four catastrophic-collapse elements. This calculator estimates premium for both options, quantifies the savings from rejecting (Form CFO-PI-2017), flags the F.S. § 627.707 geological-inspection hurdle to re-add coverage later, and frames the per-event exposure against the typical $50K-$300K settled-claim range. Sinkhole Alley (Hernando, Pasco, Hillsborough, Polk) is the highest-risk band; the rejection-vs-coverage trade-off plays out very differently there than in the Panhandle.

Florida Reroof Wind-Mitigation ROI Calculator

Quantify the insurance-side ROI of bolting wind-mitigation upgrades onto a Florida residential reroof. A reroof is a once-in-20-30-year opportunity to upgrade three of the five wind-mit credit categories under F.S. § 627.0629 — roof deck attachment, roof-to-wall attachment, and secondary water resistance — at substantially reduced incremental cost. This calculator computes the baseline reroof cost, the incremental cost of each wind-mit upgrade, the resulting annual windstorm-premium savings, simple payback on the upgrade alone, 10/20/30-year cumulative ROI, and NPV at a user-entered discount rate. The reroof itself is treated as a sunk dollar — the ROI math is on the upgrade decision, not the reroof decision.

Florida Hurricane Catastrophe Fund Reimbursement Calculator

Compute the Florida Hurricane Catastrophe Fund (FHCF) per-event reimbursement, aggregate season reimbursement, insurer net retained loss, and the FHCF's downstream contribution to the consumer windstorm premium under F.S. § 215.555. The FHCF is the state-mandated reinsurance pool that every admitted Florida residential property insurer (and Citizens) is statutorily required to participate in — its three-layer reimbursement structure (90% / 75% / 45%) above each insurer's per-event retention is the single largest reason Florida residential premiums are not even higher than they already are. Anchored to F.S. § 215.555, F.S. § 215.555(4)(b) retention math, F.S. § 215.555(4)(c) program-capacity cap, and SBA FHCF Annual Reports 2024-2026.

Florida Personal Umbrella Insurance Calculator

Size a Florida personal umbrella policy and estimate its annual premium. A personal umbrella sits above the auto Bodily Injury Liability limit and the homeowner's personal liability limit and pays third-party liability claims after the underlying limits are exhausted. Florida households face elevated liability exposure under the F.S. § 627.737 tort-threshold framework, the F.S. § 627.727 UM offering rule, and the well-documented gap in Florida Constitution Art. X § 4 homestead protection that does not shield the homestead from a personal-injury tort judgment. The calculator computes the rule-of-thumb recommended limit (net worth + 10 years of gross income), estimates the annual premium by tier ($1M / $2M / $5M / $10M) with Florida-specific risk loads for boat owners, pool owners, young drivers, and prior at-fault claims, and reads two structural verdicts — whether underlying limits meet typical carrier requirements, and whether the umbrella is large enough to protect current and future assets.

Florida Boat Insurance Calculator

Estimate an annual Florida boat insurance premium from hull value, vessel length, use type, storage type, and hurricane zone — then compare against the typical Florida market range. Florida is the highest-density recreational-boating state, with roughly 1,000,000 registered vessels; boat insurance is not state-mandated under F.S. § 327, but USCG-documented vessels (46 CFR Part 67), marina dock contracts, and lender mortgages almost universally require liability and hull coverage. Hull rates band by Florida hurricane zone (Tier 1 coastal SE, Tier 2 GoM, Tier 3 NE Florida, Inland) and storage type (in-water, lift, dry-storage, trailered). A documented hurricane haul-out plan filed with the carrier yields a 5%-15% premium reduction on the hull portion.

Florida Workers Compensation Calculator

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

Florida Roof Age Insurance Eligibility Calculator

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

Florida Auto Diminished Value Claim Calculator

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

Florida Notary Bond & E&O Cost Calculator

Estimate the full cost to become or renew a Florida notary public under F.S. Chapter 117 — the mandatory $7,500 surety bond required by F.S. § 117.01(7), the Department of State filing fee and any county surcharge, the seal and journal required by F.S. § 117.05, the optional Errors & Omissions insurance that protects the notary personally (the $7,500 bond protects the public, not the notary), and the optional Remote Online Notarization (RON) registration and platform subscription enabled by F.S. § 117.201-.305. The calculator surfaces total upfront cost, four-year cost across the F.S. § 117.01(2) commission term, an annual income projection against the F.S. § 117.05(2)(b) $10-per-signature statutory cap, and the RON setup ROI multiple for notaries weighing the platform-fee uplift.

Florida Equine Liability Insurance Calculator

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

Florida Business Owners Policy (BOP) Calculator

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

Florida Slip-and-Fall Negligence Claim Value Calculator

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

Florida Real Estate Broker E&O Insurance Calculator

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

Florida Insurance Agent E&O Calculator

Estimate the total annual Errors & Omissions (E&O) insurance premium for a Florida insurance licensee or agency under F.S. Chapter 626. Florida does not statutorily mandate E&O — Chapter 626 is silent — but virtually every major appointing carrier (State Farm, Allstate, Travelers, Progressive, Nationwide, Chubb, Hartford, Citizens, AIG) requires a minimum $1M per-claim / $3M aggregate E&O policy as a precondition of issuing or maintaining an agent appointment. The calculator prices a 2-20 General Lines (P&C), 6-20 General Lines (health), 2-15 life agent, or multi-class licensee, compares the per-agent individual-policy stack against an agency-wide policy, applies the PIA Florida / IIABA Florida statewide group plan discount (typically 15%), models the post-Ian (2022) and 2024-season coastal-Florida P&C underwriting tightening at a 1.4x coastal loading, and surfaces the cheaper structure with a plain-English recommendation.

Florida Personal Watercraft (Jet Ski) Insurance Calculator

Estimate an annual Florida personal-watercraft (PWC / jet ski / WaveRunner / Sea-Doo) insurance premium from hull value, model year, use type, operator age, prior accident history, F.S. § 327.395 boating safety course completion, liability limit, theft coverage, towing rider, and storage type. Florida has the highest density of registered PWCs in the United States and the highest PWC injury rate per the FWC Boating Accident Statistical Report, which is what shapes the standalone-PWC-policy market — typically $200-$700/yr depending on hull value, coverage, and storage. F.S. § 327 does NOT impose a state mandate for PWC liability insurance (parallel to the Florida boat-insurance posture), but lenders, marina dock contracts, and the typical homeowner's-policy PWC-exclusion drive most owners to a standalone policy. The F.S. § 327.395 boating safety course is a Florida statutory requirement for operators born on or after January 1, 1988 and is a meaningful underwriting discount across the Florida PWC market.

Florida Commercial Auto Insurance Calculator

Estimate a Florida commercial auto insurance annual premium across the GVW classes, the use-type class codes, the BI per-accident limits, the hazmat loading under F.S. § 320.0822, the Florida coastal-tier loading, and the optional physical-damage adder. Florida commercial auto rate filings sit under F.S. § 627.0651 and are reviewed annually by Florida OIR. F.S. § 627.7415 permits the combined-single-limit option for commercial fleets. F.S. § 320.02 sets the commercial-vehicle financial-responsibility floor at BI $25,000 per person / $50,000 per accident plus PD $10,000. Interstate for-hire motor carriers must carry the federal MCS-90 endorsement under 49 C.F.R. § 387 with minimums ranging from $750,000 for general freight to $5,000,000 for certain hazmat classes — and the calculator surfaces the applicable MCS-90 floor for every heavy long-haul-trucking quote.

Florida Mini-COBRA Health Insurance Continuation Calculator

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

Florida My Safe Florida Home (MSFH) Grant Calculator

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

Florida Public Adjuster Fee Calculator

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

Florida Insurance Policy Cancellation & Nonrenewal Calculator

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

Florida Hurricane Deductible Buy-Back Rider Calculator

Quantify the annual cost and multi-year ROI of a Florida hurricane deductible buy-back rider — the optional endorsement that lowers a 10% or 5% percentage-of-Coverage-A hurricane deductible to a smaller percentage or to a flat $2,500 figure. F.S. § 627.0625 sets the deductible structure but does not regulate buy-back pricing; carriers price buy-backs competitively in Florida OIR rate filings, typically 5%-25% of windstorm premium depending on the depth of the buy-back. This calculator estimates the rider premium, the avoided per-event out-of-pocket, the probability-weighted ROI over the ownership horizon, and the separate liquidity case for households that cannot write the larger deductible check on demand.

Florida Workers Comp Washout Settlement Calculator

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

Florida Insurance Bad Faith Damages Calculator

Estimate the bad-faith damages exposure of a Florida insurance carrier under F.S. § 624.155 (statutory civil remedy against an insurer) and F.S. § 626.9541 (Unfair Insurance Trade Practices Act), including the parallel common-law third-party bad-faith doctrine (Boston Old Colony, Berges, Harvey) that makes a carrier liable for the full excess judgment when it rejects a within-limits settlement offer. Florida bad-faith practice is anchored to the mandatory 60-day Civil Remedy Notice (CRN) under F.S. § 624.155(3): the claimant files a CRN with the Florida Department of Financial Services, serves a copy on the insurer, and the insurer has 60 days to cure. HB 837 (2023) tightened the CRN particularity requirement and codified a mere-negligence safe harbor — mere negligence alone is insufficient to constitute bad faith. The calculator reads the CRN cure-window status, computes the excess-judgment exposure under the common-law theory, surfaces the statutory total-damages measure under F.S. § 624.155(8) (including attorney's fees and costs), and emits a recommendation (serve CRN, await cure, close file, file suit, or retain counsel on excess judgment).

Florida Auto UM Stacking Calculator

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

Florida Insurance Premium Financing Calculator

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

Florida Surplus Lines Tax Calculator

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

Florida Citizens Glide Path Rate Cap Calculator

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

Florida PIP Coverage Calculator

Estimate what Florida Personal Injury Protection (PIP) — the no-fault coverage required on every Florida-registered private-passenger auto under F.S. § 627.736 — actually pays on a specific accident. The calculator applies the $10,000 PIP limit, the EMC vs non-EMC medical bifurcation introduced by 2012 HB 119 (full $10,000 with an Emergency Medical Condition determination by a licensed provider; $2,500 sub-limit without), the 80% medical coinsurance (with 20% patient out-of-pocket), the 60% wage-loss benefit, the 80% replacement-services benefit per (1)(b), the F.S. § 627.739 optional $0 / $250 / $500 / $1,000 deductible, the separate $5,000 death benefit under (1)(c), and the F.S. § 627.736(1)(a) 14-day treatment-window forfeiture rule. Surfaces total PIP paid, per-benefit breakdown, patient out-of-pocket coinsurance, remaining PIP limit, exhaustion status, and the F.S. § 627.737 permanent-injury tort threshold that gates a third-party suit against the at-fault driver for pain and suffering.

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.