Florida land loan calculator

What the calculator counts

It works the way Florida closes a land purchase with a loan. The tax rates are set by statute and the title premiums by rule, so these lines come out the same at every closing agent in the state.

• The payment: interest only with the balance due at maturity, the way private land loans are usually written, or fully amortizing over the term.
• Points: a point is 1 percent of the loan, paid at closing.
• Documentary stamps on the note and mortgage: 35 cents on each $100 or fraction of the debt, under section 201.08.
• Intangible tax: 2 mills, or $2 per $1,000, on debt secured by Florida real property, under section 199.133.
• Deed tax: 70 cents on each $100 or fraction of the price under section 201.02, or 60 cents plus a 45 cent surtax in Miami-Dade, where the surtax reaches any deed that is not a single-family dwelling; on the Department of Revenue’s wording, that includes a vacant lot.
• Title insurance: the owner’s policy at the promulgated rates of rule 69O-186.003, $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from there to $1 million, minimum $100; a lender’s policy issued with it carries a $25 minimum.

What it leaves out

Anything that is not set by law. The closing agent’s settlement and search fees, recording fees, a survey and any lender fees beyond points vary by agent and by deal, so get them from the people charging them.

Property taxes are prorated at closing. Florida assesses land as it stands on January 1, and taxes paid in November take a 4 percent discount, so the credit or charge depends on the month you close.

The result is an estimate built from the rules above, not a loan quote or a closing statement.

Who pays which tax

Standard Florida contract forms put the deed tax on the seller, though the Department of Revenue treats every party to a deed as liable for it, so it is off by default and the box adds it to your cash. The note and mortgage are the borrower’s, so their stamps and the intangible tax are normally yours, and the calculator counts them that way.

Who pays for the owner’s title policy is written into the purchase contract. Read yours, and tick the box if it is you.

The numbers to put in

In the first week of October 2026, banks and credit unions were posting land and lot loan rates of about 7.25 to 9 percent, and published guides put private land loans at about 8 to 15 percent plus points, interest only, for 6 to 24 months. Private lenders advance about 50 to 60 percent of value, which leaves 40 to 50 percent down.

The calculator opens on a $150,000 lot with 40 percent down at 11 percent and 2 points for 12 months, interest only: an $825 payment, $90,000 due at maturity, and $62,320 to close with the seller paying the deed tax and the owner’s policy. Change any box and every line follows.