Calculators built with honest Florida math. Save Our Homes resets, real insurance premiums, county-specific tax rates. The numbers most calculators get wrong.
Each tool uses real 2025 Florida data and produces results most generic calculators miss.
Florida’s proposed homestead exemption rises to $150,000 in 2027 and $250,000 in 2028, but only if you establish residency by December 31, 2026. Miss the date and reporting says you wait five years. Enter your timeline and see exactly where it lands, with a live countdown.
Open the checker → Property tax · NewFlorida changed local property tax math on June 24, 2026. Enter the four numbers from your August TRIM notice and see whether your proposed bill is above or below the rolled-back rate, whether the new two-thirds vote rule applies, and whether your tax really fell.
Open the decoder → Distress · NewBehind on your Florida mortgage as insurance and taxes climb? Enter four numbers to see your equity position, what a normal sale would net, and whether a short sale, a hold, or another path likely fits. Calm, private, and free. Not legal or financial advice.
Open the tool → Law roundup · NewA plain-English roundup of what actually changes for Florida homeowners around July 1: the Citizens rate cut, the new property tax rollback law, and the two viral claims (the HOA dissolution act and the roof-age expansion) that died in committee and are not law. Filter it by your situation.
Read the roundup → Insurance · NewPrivate carriers are pulling policies out of Citizens, and the 20% rule decides whether you can stay. Enter your Citizens premium and any takeout offer to see where you land, what it costs, and how to vet a carrier you have never heard of.
Open the decoder → Condo · NewCondos are stacked up at well over a year of supply in some metros, prices are sliding, and reserves can no longer be waived. Enter your building’s age, height, and reserve status to weigh your assessment exposure against a soft resale market and get a sell-or-hold read.
Open the tool → Equity · NewFlorida led the country in lost home equity in early 2026. Estimate your equity in dollars and percent, see whether a sale would clear your loan after costs, and find your realistic next move. Built for 2022 to 2024 buyers who put little down.
Open the checker → Investors & snowbirds · NewThe half of the property tax amendment nobody is explaining: the annual assessment cap on second homes, rentals, and investment property would drop from 10 percent to 5 percent in 2027. See what that means for your taxable value and tax bill over time.
Open calculator → Per-county · NewEnter your income and down payment and see the max home price you can afford in every Florida county, with each county’s real property tax and insurance built in, plus where the typical home actually fits your budget.
Open calculator → Per-county · NewThe real monthly cost to own in any Florida county: principal, interest, property tax with the homestead exemption, the county average insurance premium, HOA, CDD and PMI, plus what share of local income it eats. Pre-filled with verified per-county data, not national averages.
Open calculator → Per-county · NewFind out if you are required to carry flood insurance in Florida and what it costs. Covers the Citizens $400,000 rule (every policy by 2027, even outside a flood zone), the lender requirement in FEMA high-risk zones, and statewide premium ranges by zone. Plain English, no guesswork.
Open calculator → Live MLS · NewMonths of supply for 800-plus Northeast Florida communities, live from realMLS and refreshed twice a day. See which neighborhoods favor sellers and which finally give buyers room, with pending counts, median price, dollars per square foot and days on market. One metro number hides all of this.
Open the tracker → BuyerThe real monthly number: principal and interest plus county property tax using FY2025-26 millage with homestead logic, insurance, PMI with auto-drop, and HOA/CDD. Live Freddie Mac rate default, amortization schedule, and cash to close.
Open calculator → BuyerA month-by-month net-worth comparison built for Northeast Florida. Finds the maximum purchase price where buying still beats renting, including taxes, insurance, HOA/CDD, maintenance, PMI, appreciation, and what your cash earns in stocks if you keep renting.
Open calculator → SellerWhat you actually walk away with after the payoff, commission, Florida documentary stamp tax, owner's title insurance, and closing costs. Built on Florida promulgated rates and Northeast Florida customs.
Open calculator → Property TaxYour real year-1 Florida property tax at purchase for all 67 counties, plus your estimated savings under the proposed DeSantis $250K homestead exemption. 10-year Save Our Homes projection and a tax-shock comparison against the seller's bill.
Open calculator → Carrying CostThe cost buyers miss. Combine property tax, the CDD assessment, and HOA dues into one real monthly number on top of your mortgage. Built for Northeast Florida master-planned communities.
Open calculator → Payment ShockThe teaser payment is not your payment. See your monthly cost in every phase of a 2-1, 1-0, or 3-2-1 builder buydown, or after an ARM resets, plus the exact dollar jump when the temporary rate ends.
Open calculator → Storm SeasonYour hurricane deductible is a percentage of dwelling coverage, not a flat number. See what 2%, 5%, or 10% really costs out of pocket before coverage starts, with all three tiers side by side.
Open calculator → True CostThe synthesis tool. Combine mortgage principal and interest, property tax, and insurance into one real monthly number for any of the 67 counties, using verified county millage and the 2026 Citizens insurance benchmark. The payment the mortgage quote hides.
Open calculator → Property TaxRates, a worked year-1 bill, and the proposed DeSantis $250K exemption savings for every major Florida county. The estimator behind it covers all 67.
Browse counties → InvestorsUnderwrite a Florida rental in seconds: cap rate, cash-on-cash return, DSCR, the 1% rule and monthly cash flow, pre-filled with real per-county home values, rents and insurance.
Open calculator → InsuranceRates are finally falling. See whether your renewal tracked the 2026 market cuts (Citizens about 8.7%, State Farm about 20% cumulative, 17 new carriers) and estimate what reshopping your policy could be worth. Built for all 67 counties.
Open calculator → Condo BuyersIs your Florida condo building exposed to a special assessment? Covers milestone inspection deadlines for older three-story-plus buildings, reserve funding and the warning signs to check before you buy.
Open checker → BuyersWork out a starting offer from real signals: days on market, whether the listing already cut its price, and resale versus new construction. Let the listing tell you.
Open calculator → Per-county · NewMoving within Florida? Compare the true monthly cost of owning the same home in any two counties: real millage-based property tax, average Citizens insurance, typical values, incomes and IRS migration, side by side.
Open calculator →Current state plus target metro plus income, get 5-year cost comparison. Tax delta, insurance delta, cost-of-living layered.
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