Florida Buyer Calculators
Simone says: do the math, then do the deal.
Three Florida-specific numbers that out-of-state buyers rarely see coming: property tax after homestead, wind insurance credits, and the FEMA 50% renovation ceiling.
3% Save Our Homes Cap
Florida Homestead & Save Our Homes Estimator
Simone says: the cap only protects you if you file. March 1st. Set a reminder.
Year 1 assessed value resets to full market value after purchase.
Assessed value growth is capped at 3% per year (or CPI, if lower).
1 mill = $1 per $1,000 of taxable value. Varies by city and taxing district.
Applies to primary Florida residences filed by March 1st. First-year reassessment resets to full market value. Up to $50,000 in homestead exemption is applied here; in practice the second $25,000 does not apply to school district taxes, so actual savings may be somewhat lower.
Est. 10-yr savings
$23,109
Year 10 market value
$929,213
Year 10 capped assessed
$717,625
$211,588 shielded by cap
| Year | Market | Capped Assessed | Taxable (Homestead) | Tax w/ Homestead | Tax w/o | Savings |
|---|---|---|---|---|---|---|
| 1 | $550,000 | $550,000 | $500,000 | $8,000 | $8,800 | $800 |
| 2 | $583,000 | $566,500 | $516,500 | $8,264 | $9,328 | $1,064 |
| 3 | $617,980 | $583,495 | $533,495 | $8,536 | $9,888 | $1,352 |
| 4 | $655,059 | $601,000 | $551,000 | $8,816 | $10,481 | $1,665 |
| 5 | $694,362 | $619,030 | $569,030 | $9,104 | $11,110 | $2,005 |
| 6 | $736,024 | $637,601 | $587,601 | $9,402 | $11,776 | $2,375 |
| 7 | $780,186 | $656,729 | $606,729 | $9,708 | $12,483 | $2,775 |
| 8 | $826,997 | $676,431 | $626,431 | $10,023 | $13,232 | $3,209 |
| 9 | $876,616 | $696,724 | $646,724 | $10,348 | $14,026 | $3,678 |
| 10 | $929,213 | $717,625 | $667,625 | $10,682 | $14,867 | $4,185 |
“Without” assumes taxable value tracks full market value with no exemption, for comparison only. Non-homestead properties have their own 10% cap on non-school levies.
Wind Mitigation Discount Checklist
Wind Mitigation Insurance Discount Buffer
Simone says: one quick inspection can pay for itself before the first hurricane season.
Credits apply to the wind (hurricane) portion of the premium only and require a current OIR-B1-1802 uniform mitigation verification form from a licensed inspector. Credits overlap, so they're combined here multiplicatively rather than simply added together.
Ask your agent for the hurricane/wind line item on your quote.
0 of 4 features checked
Check the features the home has (or that you plan to add) to estimate your discount buffer.
FEMA 50% Rule Estimator
FEMA 50% Substantial Improvement Calculator
Simone says: know your renovation ceiling before you knock down a single wall.
For properties below the Base Flood Elevation (BFE), if repair or renovation costs exceed 50% of the market value of the building (excluding land), the entire structure must be brought up to current flood elevation standards.
How do you know the value?
Often from an independent appraisal or the property appraiser's building value.
Include labor, materials, and contractor overhead, not just the line items you love.
Building value
$320,000
50% threshold
$160,000
Your ratio
37.5%
Under the 50% threshold
You have about $40,000 of headroom before reaching the threshold.
Local floodplain administrators make the final determination and may count improvements cumulatively over a look-back period. Always verify with the city or county building department before you buy or permit.
Want the numbers for a real address?
Simone says: send the listing, she'll send the flood zone, tax estimate, and insurance reality check.
All calculators provide estimates for educational purposes only and are not tax, legal, or insurance advice. Confirm figures with the county property appraiser, your insurance agent, and the local floodplain manager. Compare communities