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Florida rental holding-cost calculator
Tax after you buy is just (market) value times millage. Rentals get no homestead exemption and no Save Our Homes cap. Defaults use each county’s published example millage for tax year 2025 and the OIR homeowners-with-wind average as an insurance placeholder.
· · Figures retrieved 2026-10-18 · Interactive results also appear in the HTML table below for crawlers.
Worked example (Hillsborough, in the HTML)
$350,000 purchase, $2,200 rent, unincorporated Hillsborough 18.2515 mills (Hillsborough County Property Appraiser, 2025 Final Millage), OIR homeowners-with-wind $3,514 as of 2025-09-30, $70,000 down, 6.5% 30-year, no HOA, flood not added.
| Output | Amount |
|---|---|
| Monthly cash flow | −$394.96 |
| Post-purchase annual property tax | $6,388.03 |
| Cap rate (NOI / price) | 4.71% |
| Cash-on-cash | -6.77% |
| Monthly P&I | $1,769.79 |
| Monthly holding cost | $2,594.96 |
Same math as the interactive form (src/lib/calc.ts). Change county or inputs above to recompute in the browser.
Assumptions (read these)
- Just value equals the purchase price you enter. Assessed value in year one equals just value (the reset). No homestead, no 10% non-homestead cap yet because the cap limits future annual increases, not the purchase-year assessment. Statute explainer.
- Total millage is the county example district listed under the millage field. Actual millage is specific to the tax code on the TRIM notice. Override the millage; do not trust a county average for a Tampa vs. unincorporated deal.
- Insurance default is the OIR county average homeowners premium including wind as of 2025-09-30 — not a landlord DP-3 quote. Replace it. Insurance page.
- Flood insurance is $0 unless you mark flood zone yes and enter a premium. We do not invent NFIP or private-flood rates for a parcel. Maps: FEMA Flood Map Service Center.
- Cash flow is rent minus P&I, tax, insurance, HOA, and flood. Vacancy, maintenance, capex, property management, and utilities are omitted (assumption: 100% occupancy, owner does not book those costs here).
- Cap rate uses NOI that excludes the mortgage. Cash-on-cash uses annual cash flow divided by down payment only — no closing costs, reserves, or rehab.
- Money is rounded half-up to the cent. Twelve times the monthly tax can differ from the annual tax by a few cents.