Tools
Plan your numbers
Quick, no-pressure estimators for buying and selling in Southwest Florida, built with our market in mind, right down to HOA, CDD fees, and Florida-specific closing costs.
Current avg. 30-yr fixed rate
6.66%as of August 27, 2026
Source: Freddie Mac Primary Mortgage Market Survey. National average, published weekly, your rate depends on credit, down payment, and lender. Not a quote.
Trailing 52-week trend
Sep 25, Aug 26
Seller Net Sheet
What will you walk away with?
Estimate your net proceeds after commissions, closing costs, documentary stamps, and other deductions, built for Florida sellers.
Buyer Closing Cost Estimator
What will closing day cost?
Estimate your buyer closing costs for a Florida purchase, lender fees, title insurance, escrow prepaids, and government charges broken out line by line.
Mortgage Calculator
Estimate your monthly payment
See a full monthly breakdown, principal & interest, property taxes, insurance, HOA, and CDD, the way Southwest Florida payments actually add up.
Affordability Calculator
How much home can you afford?
Estimate a comfortable price range from your income, debts, and down payment using standard lending guidelines.
Rent vs. Buy Calculator
Is it time to buy?
Compare the long-run cost of renting against buying, factoring in appreciation and the equity you build.
Property Tax Estimator
Estimate your Florida property tax
See how the homestead exemption affects your annual property tax across Sarasota, Manatee, and Charlotte counties.
True Monthly Cost
What will you really pay each month?
Go beyond the mortgage payment, see your true monthly cost with taxes, insurance, HOA, CDD, and flood insurance all in one view.
Common Questions
Calculator FAQs
What are typical closing costs for buyers in Florida?
Buyer closing costs in Southwest Florida typically run 2-4% of the purchase price. They include lender fees, title insurance, escrow prepaids (taxes and insurance), recording fees, and documentary stamps. Use the closing cost calculator above for a line-by-line estimate.
How much are property taxes in Sarasota and Manatee County?
Property tax millage rates vary by location. In Sarasota County, total millage is roughly 16-18 mills; in Manatee County, roughly 17-19 mills. With the Florida homestead exemption, a $400,000 home might pay $4,000-$6,000 per year in property taxes. Use the property tax calculator above for a personalized estimate.
What is a CDD fee and how does it affect my monthly payment?
A CDD (Community Development District) fee is a special assessment that funds infrastructure in master-planned communities. It appears on your property tax bill and typically adds $100-$500 per month. Not every community has a CDD - use the True Monthly Cost calculator to see the full picture including HOA, CDD, taxes, and insurance.
Is it cheaper to rent or buy in Southwest Florida?
It depends on how long you plan to stay, current mortgage rates, and local rent prices. Generally, buying becomes more cost-effective after 3-5 years of ownership due to equity building and the Florida homestead exemption. The rent vs. buy calculator above models this for your specific situation.
Want these numbers checked against a real property?
A calculator only knows the assumptions you feed it. Tell me the property or the plan and I will run the real figures, including HOA, CDD, insurance, and taxes.
Or call or text (941) 350-0224.
Or browse the published community fee estimates.