Florida payment tool · West Capital Lending, Inc.
Florida Mortgage Payment Estimator
Estimate the full monthly payment on a Florida home — principal, interest, property taxes, and insurance — before you fall in love with a listing.
Florida taxes reward people who understand them: the homestead exemption and the Save Our Homes cap can meaningfully lower what you pay, and Florida charges its own documentary stamp and intangible taxes at closing. A Florida-specific estimate beats a generic national calculator. Adam DeCraene (NMLS# 2811542), Mortgage Loan Originator with West Capital Lending, Inc., is licensed statewide in Florida and built this estimator for Florida buyers.
Run your numbers
Estimate a Florida Monthly Payment
Enter a home price, your down payment, and a rate you want to test — then add the property taxes and insurance for the specific home you're looking at. The rate is a modeling assumption you control; it is not a rate quote.
Your Florida scenario
Estimated total monthly payment
$2,773/moPrincipal & interest, plus estimated taxes and insurance, on a $320,000 loan.
Payment breakdown
How the monthly estimate is built
- Loan amount (price − down payment)
- $320,000
- Principal & interest
- $2,023/mo
- Property taxes (est., ÷ 12)
- $350/mo
- Homeowner's insurance (est., ÷ 12)
- $400/mo
- Estimated total monthly payment
- $2,773/mo
Estimates only. This estimator is an educational estimate — not a rate quote, an offer of credit, a commitment to lend, or tax or financial advice. The rate, taxes, and insurance shown are numbers you enter as modeling assumptions. Actual Florida property taxes depend on the specific property, its assessed value, any exemptions, and the millage rates in its county and other taxing districts — confirm a property's taxes with the county property appraiser. The estimate excludes mortgage insurance (PMI/MIP), HOA or condo dues, flood insurance, and other costs that may apply to your loan. No personal information is collected by this estimator — the numbers you type are calculated on this page and are not sent anywhere. For exact numbers on your situation, talk to Adam DeCraene, Mortgage Loan Originator, NMLS# 2811542 — call or text 949-393-6360.
Florida tax basics
How Florida Property Taxes & Closing Taxes Work
General educational information about how Florida taxes work — not tax advice. A specific home's tax bill depends on its assessed value, its exemptions, and the millage rates where it sits, so confirm the figures for any property with the county property appraiser.
The homestead exemption: two layers
If the home is your primary residence and you qualify, Florida's homestead exemption removes the first $25,000 of assessed value from all property taxes — including school taxes.
A second layer adds an inflation-adjusted exemption of up to $26,411 in 2026. That layer applies only to non-school taxes, and only to assessed value between $50,000 and $75,000. Added together, the exemption can reach up to $51,411 of assessed value for non-school taxes. The exemption isn't automatic — you apply through your county property appraiser — and it lowers the taxable value your millage rates are applied to, which lowers the tax slice of your monthly payment.
Save Our Homes — and portability
Save Our Homes caps how fast the assessed value of a homesteaded property can rise: no more than 3% per year, or the change in the Consumer Price Index, whichever is lower — even when market values climb much faster. Over years of ownership, that cap can open a wide gap between what a home would sell for and what it's taxed on.
If you move within Florida, portability lets you carry up to $500,000 of that accumulated Save Our Homes benefit to your new homestead, rather than starting over at full market-value assessment. It's one of the biggest Florida-specific advantages a within-state mover has — and one an out-of-state buyer's tax bill won't reflect.
Documentary stamp taxes & the intangible tax
Florida funds part of its government at the closing table. The documentary stamp tax on the deed is $0.70 per $100 of the purchase price in most counties. Miami-Dade County is the exception: $0.60 per $100, plus a $0.45 per $100 surtax on properties other than single-family dwellings.
On the loan side, buyers also pay documentary stamps on the mortgage note of $0.35 per $100 of the loan amount, plus a nonrecurring intangible tax of 0.2% of the loan. These are one-time closing costs, not part of the monthly payment — but they belong in your cash-to-close plan, and the worked example below totals them up.
No state income tax — and county-by-county bills
Florida has no state income tax, which is part of why so many buyers relocating from higher-tax states focus hard on the property tax side of the ledger instead. There is no single "Florida property tax rate": county, city, school district, and other taxing authorities each set their own millage, applied to your property's taxable value.
The practical result: tax bills vary by county and by individual parcel, sometimes a lot between neighboring communities. Use this estimator with the tax figure for the specific home you're considering, and verify that figure with the county property appraiser before you rely on it.
A note on proposed changes (not current law)
You may see coverage of Amendment 3, a measure on Florida's November 2026 ballot that would change homestead exemptions in the future if voters approve it. It is proposed only — it is not current law, and it does not change how 2026 tax bills are calculated. Everything on this page — the exemption amounts, the Save Our Homes cap, and the stamp taxes — reflects the rules in effect now. If the rules change, this page will be updated to say so.
Worked example
A $400,000 Florida Purchase, Broken Down
The estimator above, run on its example scenario. The 6.5% rate is an example assumption used for illustration — not a rate quote — and the tax and insurance figures are example amounts to replace with the real ones for any specific home.
The purchase
Example inputs
- Home price
- $400,000
- Down payment (20%)
- $80,000
- Loan amount
- $320,000
- Rate tested (example assumption)
- 6.5%
- Term
- 30 years
- Estimated annual property taxes
- $4,200/yr
- Estimated annual homeowner's insurance
- $4,800/yr
The monthly payment
What the estimator shows for this scenario
- Principal & interest
- $2,023/mo
- Property taxes ($4,200 ÷ 12)
- $350/mo
- Homeowner's insurance ($4,800 ÷ 12)
- $400/mo
- Estimated total monthly payment
- $2,773/mo
Two Florida lessons in this example. First, taxes and insurance add $750 a month on top of principal and interest, so the property's actual tax bill — after any homestead exemption — matters as much as the price. Second, the one-time closing taxes: documentary stamps on the deed ($0.70 × $400,000 ÷ 100 = $2,800), documentary stamps on the note ($0.35 × $320,000 ÷ 100 = $1,120), and the intangible tax (0.2% × $320,000 = $640) total $4,560 in Florida transfer and mortgage taxes on this purchase, before other closing costs.
Statewide lending
Buying Anywhere in Florida
Adam DeCraene is licensed statewide in Florida, so the same estimator — and the same lender search across 175 wholesale lenders — applies whether you're buying in Miami and South Florida, Tampa and the Gulf Coast, Orlando and Central Florida, Jacksonville and the First Coast, or anywhere else in the state. What changes from place to place is the tax picture: millage rates, and therefore tax bills, are set locally, and Miami-Dade even has its own documentary stamp rate.
Relocating to Florida? Two things surprise out-of-state buyers most: the homestead exemption and Save Our Homes cap reward primary-residence owners over time, but a newly purchased home is generally assessed closer to its purchase price — so don't budget from the seller's old tax bill. And because Florida has no state income tax, the property tax and insurance lines do more of the work in your monthly payment than they may have where you're coming from. Run the numbers for the specific property, and verify its taxes with the county property appraiser.
Moving within Florida? Ask about portability early — carrying up to $500,000 of accumulated Save Our Homes benefit to your new homestead can materially change the tax estimate on the new home.
Common questions
Florida Mortgage & Property Tax FAQs
How does Florida's homestead exemption lower my property taxes?
If a Florida home is your primary residence and you qualify for the homestead exemption, the first $25,000 of the home's assessed value is exempt from all property taxes, including school taxes. A second, inflation-adjusted layer adds up to $26,411 more of exemption in 2026, but it applies only to non-school taxes and only to assessed value between $50,000 and $75,000 — so the total exemption can reach $51,411 for non-school taxes. The exemption is not automatic: you apply through your county property appraiser's office, and the savings show up as a lower taxable value, which lowers the tax portion of your monthly mortgage payment.
What is Save Our Homes, and what does portability mean?
Save Our Homes is a Florida rule that caps how much the assessed value of a homesteaded property can rise each year — at 3% or the change in the Consumer Price Index, whichever is lower — even if the market value climbs faster. Over years of ownership, that cap can build a large gap between market value and assessed value, and the gap is real tax savings. Portability lets you carry up to $500,000 of that accumulated Save Our Homes benefit with you when you move to a new Florida homestead, so moving within Florida does not necessarily mean starting over at full market-value assessment.
What documentary stamp and intangible taxes do Florida buyers pay at closing?
Florida charges a documentary stamp tax on the deed of $0.70 per $100 of the purchase price in most counties; Miami-Dade County charges $0.60 per $100, plus a $0.45 per $100 surtax on properties other than single-family dwellings. On the loan side, buyers pay documentary stamps on the mortgage note of $0.35 per $100 of the loan amount, plus a nonrecurring intangible tax of 0.2% (2 mills) of the loan amount. On a $400,000 purchase with a $320,000 loan, those add up to $2,800 on the deed, $1,120 on the note, and $640 of intangible tax — $4,560 in total, before other closing costs.
How are Florida property taxes figured into a mortgage payment?
Florida property taxes are set locally: county, city, school district, and other taxing authorities each set millage rates that are applied to your property's taxable value, so tax bills vary significantly by county and by parcel. If your mortgage has an escrow account, your lender or servicer collects one-twelfth of the estimated annual tax bill with each monthly payment and pays the county when the bill comes due. Because the bill is parcel-specific, confirm the taxes for any home you are considering with the county property appraiser rather than budgeting from a statewide average.
How much down payment do I need to buy a home in Florida?
It depends on the loan program, not the state. As typical guidelines that vary by lender and borrower profile: conventional loans can start as low as 3% down for qualified buyers, FHA loans at 3.5% down, and VA loans at 0% down for eligible veterans and service members. A larger down payment lowers the loan amount and the monthly payment, and 20% down on a conventional loan avoids private mortgage insurance. Adam DeCraene is licensed statewide in Florida and shops 175 wholesale lenders, so he can check which programs fit your situation.
Work With Adam
Adam DeCraene — Mortgage Loan Originator, NMLS# 2811542, CA DRE #02448241 — with West Capital Lending, Inc., licensed statewide in Florida. Run your numbers above, then get the real figures for the specific Florida home you're considering — with access to 175 wholesale lenders behind the search.