Most payment calculators guess at property tax. This one uses the real tax rate for the home's own address, so the monthly number is closer to what you'd actually pay.
Start with the address Not sure of the price? Start from a monthly budget instead
Type the address of the home you're looking at. It's optional, but it's how the calculator finds that home's real tax rate. Skip it and you can type a yearly tax amount yourself.
When you use an address, I get a note with the home and the numbers you entered, so I can help if you have questions. Your name and contact info are only sent if you type them in below.
Start from the price, or start from what you can pay each month.
Type a price and your lender's rate to see the monthly total.
I'm not a lender, and this is an estimate only. Your lender's Loan Estimate is the number that counts. The interest rate is left blank on purpose: type the rate your lender quoted you. Mortgage insurance isn't included. If you put down less than 20%, most loans add it, so ask your lender for that amount.
I'll send you these numbers so you have them, and I'm glad to answer any questions about the home or the area.
By sending this, you agree Michael Putnam of Putnam Realty Group may email you about this home. Your email stays with me, and I never sell it.
Pick an area, and I'll email you new homes for sale in your price range there.
By sending this, you agree Michael Putnam of Putnam Realty Group may email you new listings and about your search. Your email stays with me, and I never sell it. Stop anytime.
The flood zone. If the home is in a high-risk flood zone and you're getting a loan, the lender will require flood insurance. Check the zone before you get attached to the house. Flood zones in Sarasota County
An insurance quote. Get a homeowners quote early, before your inspection period ends. A wind mitigation report can lower the insurance cost, and older homes often need a 4-point inspection before a company will cover them.
HOA and CDD fees. Lots of communities here have both. HOA fees are billed monthly or quarterly, and the CDD is usually on the tax bill. Gated communities and HOAs
New or resale. Builders and owners negotiate differently, and builders often pay to lower your rate. New construction vs resale and rate buydowns
Homestead. If it'll be your main home, file for the homestead exemption by March 1. You need to own and live in it by January 1 of that year. It lowers the tax bill every year after. How homestead works
The whole tax bill. See any home's tax bill, line by line, and what Amendment 3 would do to a payment.
What it sells for sets your budget for the next one. See what your home is worth before you shop.
The bill resets when a home sells. In Florida the assessed value starts over at the sale. So the seller's tax bill, especially after years of homestead caps, can be far lower than what you'll pay. This calculator figures the tax at your price instead.
How it's figured. The county assesses a sale at a little under the price paid. Sarasota County's own estimator uses 89% of the price, so this uses 89% in all three counties. That's multiplied by the published tax rate for the home's own tax district: 2025 rates in Sarasota County, and the 2026 proposed rates in Charlotte and Manatee counties. If it'll be your main home, the current homestead exemption comes off: up to $51,411 on the county and city part, and $25,000 on the school part. 2026 rates are set in the fall, so expect a few dollars of difference either way.
Your first year can be lower. The bill in the year you buy is usually based on the seller's assessment, so your first escrow may start lower and then go up. This shows the bill after the sale resets it, which is what you'll pay from the second year on.
What it leaves out. CDD, fire, trash and stormwater fees are separate charges on the tax bill. Where I have a real bill for that community, the box fills in. Otherwise check the listing or ask your agent. Homestead must be filed by March 1 after you own and live in the home by January 1. It doesn't include the homestead change on the November 3 ballot, which, if it passes, starts later for people who become Florida residents after December 31, 2026.
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