Florida Rental Property Calculator & Real Estate ROI

Investor guide

What rental investors should know about Florida

Florida offers strong rental demand and no state income tax, but hurricane insurance and rising HOA costs have squeezed investor margins hard in the last few years. Run your numbers with realistic 2026 insurance quotes, not old averages.

Key Florida costs for landlords

• Property tax: Effective rates average around 0.8–0.9%, but the Save Our Homes cap doesn't apply to non-homestead rentals, so your tax bill can jump 10% per year as values rise.
• Insurance: Wind and flood coverage are the make-or-break line item — expect $3,000–$8,000+ per year on coastal single-families, and confirm you can actually get a policy before closing.
• Landlord rules: Florida is landlord-friendly with no statewide rent control, but short-term rental rules vary by city (Miami Beach, Orlando, Fort Lauderdale) — check local ordinances before modeling Airbnb income.

Frequently asked questions (Florida real estate)

How are Florida Documentary Stamp Taxes calculated on a deed?

In 49 out of 50 Florida counties, the state levies a Documentary Stamp Tax (Doc Stamps) of $0.70 per $100 of the total sale price (0.70%). In Miami-Dade County, the rate is $0.60 per $100 for single-family homes, plus a $0.45 surtax for commercial or multi-family properties.

Who pays the Doc Stamps at a Florida real estate closing?

The seller is legally responsible for paying the Documentary Stamp Tax on the deed at closing. If a new mortgage is being opened, the buyer pays separate doc stamps ($0.35 per $100) and an intangible tax on the mortgage note.

Why do closing cost customs change by county in Florida?

Florida has distinct regional customs. In Northern and Central Florida, the seller selects the title company and pays for the owner's title insurance policy. In South Florida (Miami-Dade, Broward, and Palm Beach), the buyer traditionally chooses the title company and pays the premium.