Methodology
Every number on this site is either computed from what you enter or labeled with its source, confidence and last-verified date.
What do the confidence labels mean?
- ✓ verified checked against the primary source
- ◐ secondary source from a third party compiling primary data
- ⚠ placeholder / example data example only; not a real figure
- ? needs verification cited source not yet checked
How are closing taxes calculated?
Deed stamps at $0.70 per $100 of consideration (Miami-Dade $0.60, plus the $0.45 surtax except on a single-family residence, condo or co-op unit), note stamps at $0.35 per $100 of the loan, each rounded up to the next $100, and intangible tax at 0.2% of the loan. The same formulas run in Python (build time) and JavaScript (your browser); automated tests check they agree.
Statutes and sources (checked 2026-10-22)
- ✓ verified F.S. 201.02 (deed documentary stamp tax, $0.70 per $100; $0.60 in counties levying the 201.031 surtax)
- ✓ verified F.S. 201.031 (Miami-Dade discretionary surtax; not due on a document conveying only a single-family residence)
- ✓ verified F.S. 201.08 (notes and mortgages, $0.35 per $100)
- ✓ verified F.S. 199.133 (nonrecurring intangible tax, 2 mills on mortgage-secured obligations)
- ✓ verified Florida DOR documentary stamp tax page (Miami-Dade examples)
How is the monthly cost to own calculated?
Standard fixed-rate principal and interest, property tax, insurance/HOA/flood as entered or example values, and PMI at an assumed 0.5% of the loan per year under 20% down.
How is property tax with homestead estimated?
Property tax. We estimate taxable value from the purchase price and multiply it by the county's average total millage rate (Florida Department of Revenue, 2025). With homestead: the first $25,000 of value is exempt from all property taxes, including school taxes. An additional exemption ($26,411 for 2026, indexed to inflation each January 1) applies to value between $50,000 and $76,411 and only to non-school taxes, for a maximum total exemption of $51,411. To qualify, you must own the home and make it your permanent residence on January 1 and file with your county property appraiser by March 1. After the first year, Save Our Homes limits annual increases in a homestead's assessed value to 3% or the change in CPI, whichever is lower. This is an estimate. Your actual bill depends on the property appraiser's assessed value, city and special-district millage, and non-ad-valorem assessments. Amendment 3 on the November 3, 2026 ballot would change these amounts starting in 2027, and we will update this page after the results.
Is anyone paying for placement?
No. There are no affiliate links or partners. Quote and email forms are disabled placeholders and collect nothing. Any future partner will be disclosed and will never change a result.
How are rents calculated?
County figures are HUD's FY2027 Fair Market Rents (county-level file), effective October 1, 2026. Counties in the same HUD FMR area share one FMR. ZIP figures are HUD's FY2027 Small Area FMRs. A city's figure is the median of the Small Area FMRs for the ZIP codes that overlap it, using the Census 2020 ZCTA-to-place relationship file (a ZIP counts if at least 20% of its land, or 20% of the city's land, overlaps). Cities are incorporated places with a 2024 Census population estimate of at least 10,000. We do not interpolate or adjust HUD's numbers. Prior-year columns show HUD's FY2026 figures (revised files) for the same geography. Fair Market Rents are HUD's 40th percentile gross rent (rent plus utilities) for recent movers; they are not average asking rents. HUD republishes them each year, effective October 1. Florida rent by county.
What are the limits?
Estimates only, not financial, tax or legal advice. We are not a lender, broker, title agent or insurer.
Last verified: 2026-10-22.