Your mortgage quote is not your payment. In Florida, property tax and insurance pile onto the loan, and they swing hard by county. This tool folds all three into one monthly number using verified county millage and the 2026 Citizens insurance benchmark, so you price a home on the real cost, not the teaser.
| Component | Monthly | Annual |
|---|
When a lender quotes a payment, it is usually just principal and interest. In Florida, that leaves out the two costs that actually decide whether a home is affordable: property tax and insurance. Both are large here, both vary sharply by county, and both get escrowed into your monthly payment whether you budgeted for them or not. A home that looks affordable on the loan quote can be 30 to 50 percent more expensive once you add the real tax and insurance, and that surprise is the single most common reason a Florida purchase feels tighter than expected.
This tool fixes the blind spot. Pick your county and it pulls the verified FY2025-26 millage to compute property tax, defaults insurance to your county's 2026 Citizens benchmark, amortizes your loan for principal and interest, and adds any HOA or CDD you enter. The result is one honest monthly number, plus a breakdown so you can see exactly where it comes from.
Property tax comes from the same canonical county millage file behind every one of our county property tax pages, applied with Florida's standard homestead convention when you mark the home as your primary residence: the first $25,000 of value is exempt from all millage and an additional $25,000 is exempt from non-school millage. Insurance defaults to your county's OIR-approved 2026 Citizens average premium for all personal lines combined, the same figure behind our Citizens rate-change page. Citizens is the insurer of last resort, so it is a fair benchmark but not always the cheapest, and you can override it with a real quote. Principal and interest is standard 30-year amortization on your loan amount.
It does not add private mortgage insurance, which can apply when you put less than 20 percent down, and the insurance benchmark is standard homeowners coverage, not flood. If your home sits in a flood zone or your lender requires it, add flood on top using the flood insurance calculator. Municipal and special-district millage also varies within a county, so the tax figure is a strong estimate, not your exact bill. The point is to capture the big three that buyers underestimate, then refine with real quotes.
Because tax and insurance move so much by county, the same home price can carry very differently across Florida. Run a price in one county, then another, and watch the monthly total shift. A lower-tax, lower-insurance county can beat a pricier-sounding market on true monthly cost. Pair this with the county property tax pages, the insurance savings calculator, the buydown and payment shock calculator, and the hurricane deductible calculator to pressure-test every line.
Disclaimer: Estimates only. Property tax is computed from FY2025-26 county millage with the standard homestead convention and does not capture every municipal or special-district levy or your Save Our Homes assessment cap. The insurance default is a Citizens benchmark, not a quote. The tool excludes PMI, flood insurance, and closing costs. This is not financial, tax, or insurance advice. Confirm figures with the county property appraiser, a licensed insurance agent, and your lender. Momentum Realty is a licensed real estate brokerage.
Talk to Jon or Brittany. We will run payment, taxes, and insurance on the exact address and tell you straight whether it fits your budget before you write an offer.
Talk to founders →