The Toolkit

Free mortgage tools. Built for coastal Florida.

Free, Florida-specific tools, built for how Florida actually underwrites: real DTI limits, coastal insurance, and 2026 county loan limits including the Keys. Run the numbers before you tour a property. No signup.

No signup required Real Florida assumptions baked in New tools shipping monthly
Homebuyers Investors Refinance Coastal Specialty

For Homebuyers 4 tools

Run the real numbers before you tour a single property.

Most used

Mortgage Payment Calculator

Full PITI, principal, interest, taxes, insurance, HOA, PMI. Drop in a price and FICO, see the monthly.

Pro tips
  • Add flood + wind insurance separately for any home under 10 ft elevation, they're often the largest single cost.
  • Florida property tax runs ~1.0 to 1.2%, but the homestead exemption knocks $50K off your assessed value if it's your primary.
Open Tool → ~60s
New

Affordability Calculator

Reverse-engineer the price range from your income, debts, and savings, using the actual DTI bars lenders enforce.

Pro tips
  • Lenders cap DTI at ~45% conventional, ~50% FHA, but coastal-FL underwriters quietly tighten for high-insurance properties.
  • Keep 6+ months of reserves liquid. Florida insurance and assessments can spike anytime.
Open Tool → ~60s
New

FHA / VA Eligibility Check

2-minute pre-screen for FHA and VA loans, credit floor, residency, COE status, and Florida-specific loan limits.

Pro tips
  • VA has no max loan amount in 2026, full entitlement borrowers can buy jumbo with $0 down.
  • FHA loan limits in Monroe County (Keys) are materially higher than mainland Florida, check before assuming you're priced out.
Open Tool → ~2 min
New

Closing Cost Estimator

Itemized closing-cost breakdown, title, doc stamps, intangible tax, lender fees, prepaid escrows. Florida-specific.

Pro tips
  • FL doc stamps on the mortgage = $0.35 per $100. On a $1M jumbo, that's $3,500 most online calculators miss.
  • Title insurance is buyer's choice in Florida, shop it. Premiums are state-regulated but escrow/closing fees aren't.
Open Tool → ~90s

For Investors 3 tools

Underwrite the deal like an actual lender would.

New

DSCR Calculator

Debt service coverage ratio for rental properties, long-term lease or short-term AirDNA, no tax returns needed.

Pro tips
  • 1.0 DSCR is break-even; most lenders want 1.0 to 1.25. Below 1.0, you're feeding the property monthly.
  • STR underwriting uses AirDNA 12-month averages, long-term uses lease comps. Pull both before committing.
Open Tool → ~2 min
New

Investment ROI Calculator

Cash-on-cash return, cap rate, and IRR with realistic vacancy, repair, and management assumptions baked in.

Pro tips
  • Cap rate ignores leverage, useful for comparing properties, useless for your actual return. Cash-on-cash is what you live on.
  • Underwrite vacancy at 15%+ for Keys STRs, not the 5% pro formas list. Hurricane season and insurance dropouts happen.
Open Tool → ~2 min
New

Jumbo Loan Qualifier

Quick scenario check for Florida jumbos, including Monroe County's higher conforming threshold and Keys-specific reserve requirements.

Pro tips
  • Monroe County (Keys) jumbo starts at $990K+ in 2026, well above standard FL conforming. Don't assume you need a jumbo just because of Keys pricing.
  • Most jumbo lenders want 12 months PITI in reserves. Sometimes 18 on STR-heavy properties.
Open Tool → ~90s

Refinance 1 tool

Run break-even before you pay a single fee.

New

Refinance Break-Even Calculator

Old payment vs. new payment, all-in cost to refi, months to break even, and lifetime savings, side by side.

Pro tips
  • If you're not staying past break-even, don't refi. The rule of thumb "refi if rates drop 0.5%" is lazy, run your specific math.
  • Cash-out refi on rentals caps at 75% LTV typical. And don't refi within 6 months of close, most lenders enforce a seasoning period.
Open Tool → ~60s

Coastal Specialty 2 tools

The reason this site exists. Tools no other Florida lender publishes.

Signature tool

Coastal Risk Score™

Address-level flood, wind, surge, and insurance-availability score. The number that should drive every Florida coastal offer.

Pro tips
  • Properties below 10 ft elevation often see $8K to $15K/yr insurance. Build that into your offer math before you write it.
  • A wind mitigation inspection costs ~$150 and can save 20 to 40% on premiums. Order it pre-close.
Open Tool → ~3 min
New

Coastal Insurance Estimator

Wind, flood, and homeowner's premium estimate for any Florida address, pulling from real carrier data, not state averages.

Pro tips
  • Citizens (the state insurer of last resort) is actively depopulating policies in 2026. Lock private coverage if you can, Citizens is the fallback, not the goal.
  • An elevation certificate costs $300 to 500 but can unlock NFIP rate reductions worth thousands annually.
Open Tool → ~90s

Want a sanity check on the numbers?

Tools give you the math. A 30-minute call gives you the read, which loan, what to negotiate, where the Florida-specific traps are. That's the part the calculator can't do.

Book a Strategy Call

Educational use only. These tools are designed to help you plan. They are not pre-approvals, rate locks, insurance quotes, legal advice, or tax advice. Actual loan terms depend on your full credit profile, the subject property, current market rates, and underwriting at the time of application. The Coastal Risk Score™ is a planning tool, it is not a substitute for an official flood determination, insurance quote, or environmental report.