Choose Your Florida Calculator
Select a tool pre-loaded with Florida-specific tax rates, insurance averages, and market data.
Florida-Specific
Florida Rental Property Calculator
FeaturedCash flow, CoC return, cap rate, and NOI — pre-loaded with 1.1% property tax, $4,500 insurance, and metro vacancy defaults.
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Florida Closing Costs Calculator
No Transfer TaxBuyer and seller closing costs with Florida-specific line items: state-set title insurance, no transfer tax, survey fee, and escrow reserves.
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Florida-Specific Calculators
Florida Underwriting Factors
Key state-level inputs that affect every Florida investment property analysis.
Property Tax Rate
0.78% avg
Effective statewide average. Actual rates vary 1.2%–2.8% by county. No cap on assessment increases for investment property. No homestead exemption for non-owner-occupied properties.
Homeowner's Insurance
$4,500/yr avg
Among the highest in the US due to hail, wind, and flood risk. Range: $3,200–$8,500/yr. Coastal properties may need separate windstorm (TWIA) coverage. Budget flood insurance at $700–$2,500/yr in FEMA zones.
State Income Tax
None (0%)
Florida has no state income tax. Rental income and capital gains are taxed at federal rates only. This improves after-tax cash flow versus states like California or New York.
Vacancy Rate
7% avg
Statewide average. Miami runs 5–6%; Tampa/Orlando 7–8%; Jacksonville 7–9%. New apartment supply in several metros is elevating vacancy. Use metro-specific data when available.
Property Management
8–12%
Long-term rental management typically 8–10% of collected rent. STR management runs 20–25% of gross revenue. Lease-up fee typically 50–100% of one month's rent.
Closing Costs & Exemptions
2.5–4% buyer
Buyer pays 2–4% of purchase price; seller pays 6–8% (commission + owner's title policy). No transfer tax in Florida. Homestead exemption (up to $100K) is for owner-occupied primary residences only — not available for investment property.
Florida Market Snapshot
Statewide aggregate data — not a guarantee of performance in any individual market.
Median Sale Price
$NaNK
% YoY
Median Rent
$1,900
% YoY
Days on Market
55
median
Inventory
mo
supply
Population Growth
+%
annual
Data Period
last reviewed
Source: Zillow, Redfin (Q2 2026). Data period: . Last reviewed: . Figures represent statewide aggregates and may differ materially from local conditions.
Major Florida Markets
Metro-level data for underwriting. Each market has distinct tax rates, insurance costs, and vacancy profiles.
Miami–Fort Lauderdale
Miami-Dade, Broward, Palm Beach
Median Price
$675K
+2.1% YoY
Median Rent
$3,285
-1.5% YoY
Prop. Tax
1%
effective
Highest prices in FL. Strong international demand. Miami-Dade doc stamps $0.60 per $100 (lower than rest of state). High insurance costs, flood zones prevalent.
Tampa–St. Petersburg
Hillsborough, Pinellas counties
Median Price
$443K
-1.4% YoY
Median Rent
$1,500
-3% YoY
Prop. Tax
1.1%
effective
Price softening due to oversupply. Insurance costs rising after hurricane activity. Good cap rates relative to other FL metros.
Orlando–Kissimmee
Orange, Osceola, Seminole counties
Median Price
$402K
-3.3% YoY
Median Rent
$1,900
-2% YoY
Prop. Tax
1%
effective
Tourism-driven economy. Strong STR market near theme parks. Lower insurance than coastal metros. Price correction after 2021-2023 surge.
Jacksonville
Duval, St. Johns, Clay counties
Median Price
$315K
+3.5% YoY
Median Rent
$1,500
-1% YoY
Prop. Tax
1.1%
effective
Most affordable major FL metro. Strong job growth and population inflow. Best cap rates in FL. Lower insurance than South FL.
How to Analyze a Florida Deal: 7 Steps
A repeatable underwriting framework using ArvCalc tools, with Florida-specific inputs at each step.
Verify the county property tax rate
Look up the combined rate (county + school district + MUD) on the county appraisal district website. Rates vary from 1.2% in some Hill Country counties to 2.8%+ in high-MUD suburban areas. Enter the exact rate in the Florida Rental Property Calculator.
Get an insurance quote — don't use national averages
Florida has the highest insurance costs in the US. Get a real quote for the specific zip code and structure. Check FEMA flood zone status — many FL properties require separate flood and windstorm coverage. Coastal properties can cost 2–3x inland. The Florida Rental Property Calculator defaults to $4,500/yr but accepts your actual quote.
Estimate gross rent from local comparables
Use Zillow, Rentometer, or local property management companies. Do not rely on statewide medians for individual deal underwriting. Apply the metro vacancy default or use actual historical data for the sub-market. The NOI Calculator can help you model different rent assumptions.
Calculate NOI and cap rate
With gross rent, vacancy, taxes, insurance, and management in hand, run the Florida Cap Rate Calculator to get the unlevered yield. Compare against comparable sales to assess whether the asking price is supported by income. In Florida, cap rates on SFR typically run 5–7% depending on metro and condition.
Model financing with DSCR
Most Florida investment property lenders require a minimum DSCR of 1.20–1.25. Run the Florida DSCR Calculator to check whether the deal qualifies for DSCR lending and to find the maximum supportable loan amount at your target rate and NOI.
Estimate total acquisition cost including closing costs
Florida has no transfer tax, but buyer closing costs of 2–4% are still material. Use the Florida Closing Costs Calculator to itemize lender fees, appraisal, inspection, title (lender's policy), survey, recording, and escrow reserves. Include these in your total equity required for cash-on-cash return calculation.
Run the full cash flow analysis
Combine all inputs in the Florida Rental Property Calculator to get monthly and annual cash flow, cash-on-cash return, and total ROI projection. Model multiple scenarios — conservative, base, and optimistic — before committing to an offer price.
Free Expert Analysis
Have a Florida deal you want to discuss?
Our investment analysts can review your underwriting assumptions, flag Florida-specific risks, and help you stress-test your numbers before you make an offer.
From the Blog
Frequently Asked Questions
Common questions about using these calculators for Florida investment properties.
Open the Florida Rental Property Calculator and update the property tax rate field with the combined rate for your specific county — available from the county appraisal district website. The calculator defaults to the 1.8% statewide average, but actual rates range from 1.2% in some rural Hill Country counties to 2.8%+ in suburban areas with Municipal Utility Districts (MUDs). Also update the insurance field with a real quote for the zip code and property type.
Sources and Methodology
Primary Sources
- Tax Foundation (taxfoundation.org)
- Florida Office of Insurance Regulation (floir.com)
- Insurify (insurify.com)
- Federal Reserve FRED (fred.stlouisfed.org)
- US Census Bureau CPS/HVS
- Zillow Research (zillow.com/research)
- Redfin (redfin.com)
- RentCafe (rentcafe.com)
Methodology Notes
- Property tax rates are effective rates (taxes paid ÷ assessed value), averaged across counties. Actual combined rates (county + ISD + MUD) should be verified at the county appraisal district.
- Insurance averages from NAIC state-level data. Individual premiums vary by construction type, age, roof condition, flood zone, and coverage limits.
- Market price and rent data from Zillow Research (ZHVI and ZORI indexes). Metro figures are for the full MSA boundary.
- Data reviewed 2026-07-22. Update frequency: quarterly.
All figures are estimates for educational purposes. Market conditions change rapidly. Verify all inputs with local professionals before making investment decisions.
Financial Disclaimer
The calculators, data, and content on this page are provided for educational and informational purposes only. They do not constitute financial, tax, legal, lending, valuation, or investment advice. Real estate investment involves substantial risk, including the risk of loss of principal. Market data is estimated from third-party sources and may not reflect current or future conditions in any specific property, sub-market, or investment scenario.
Always consult a licensed real estate professional, CPA, attorney, and lender before making investment decisions. Property tax rates, insurance costs, rent levels, and market conditions can differ significantly from the statewide averages presented here. ArvCalc is not a licensed real estate broker, investment advisor, or insurance agent.