Free Investor Tool
Florida DSCR Loan Calculator
Pick your county, set the price and down payment, then enter the rent. We add up the full monthly payment using that county's real tax rate and a realistic Florida insurance estimate. If the rent covers the payment, your DSCR is 1.0 or higher and the deal likely qualifies.
Orange County taxes at 16.67 mills on full purchase price (no homestead exemption for investors) — est. $5,835/yr. Insurance is a 2026 regional estimate; replace with your quote. Sources: Florida TaxWatch 2025 millage, Florida insurance market reports. Estimates only — not a loan offer.
Your DSCR
0.98
Cash Flow
−$48/mo
Below 1.0 — more down likely
Sub-1.0 programs exist with a larger down payment and higher rate.
Rent for 1.0
$2,648
Rent for 1.25
$3,310
No tax returns · no credit pull · loan amount $262,500
How This Calculator Figures Your DSCR
Your debt service coverage ratio is a single division: monthly qualifying rent ÷ total monthly payment (PITIA). A DSCR of 1.0 means the rent exactly covers the payment. Most DSCR lenders approve at 1.0 or above, and 1.25+ usually unlocks the best pricing. The hard part isn't the division — it's getting the payment right, and that's where Florida trips up generic calculators.
Property taxes: we apply your county's average total millage — county, school board, municipal, and special district levies combined, per Florida TaxWatch's 2025 comparison — to the full purchase price. Investment properties get no homestead exemption, and the assessed value resets to market value when you buy, so the tax bill the previous owner paid is usually lower than the one you'll pay. Buyers who budget off the listing's current tax bill routinely overstate their DSCR.
Insurance: Florida is the most expensive property insurance market in the country, and the spread within the state is enormous — an inland Ocala rental might insure for $3,000 a year while a comparable coastal South Florida home runs $9,000 or more before flood coverage. We estimate a landlord (DP-3) premium from your county's region and let you overwrite it the moment you have a real quote. If the property sits in a FEMA flood zone, the flood toggle adds a typical NFIP premium.
Short-term rentals: for Airbnb and vacation properties, the calculator turns your nightly rate and occupancy into gross monthly income, then credits 80% of it — the haircut most DSCR lenders apply to short-term rental income to account for seasonality and expenses. Worked example: a $350,000 Orlando-area home renting at $180/night with 65% occupancy grosses about $3,559 a month, of which $2,847 counts toward your ratio.
2025 Property Tax Rates for All 67 Florida Counties
These are the average total millage rates the calculator uses — one mill equals $1 of tax per $1,000 of assessed value. Investors pay on roughly the full purchase price, so on the same $300,000 property your tax bill ranges from about $2,600 in Monroe County to $6,900 in St. Lucie.
| County | Avg. Total Millage (2025) | Est. Annual Taxes on $300K |
|---|---|---|
| Alachua | 16.56 | $4,968 |
| Baker | 15.42 | $4,626 |
| Bay | 12.28 | $3,684 |
| Bradford | 17.35 | $5,205 |
| Brevard | 15.60 | $4,680 |
| Broward | 19.84 | $5,952 |
| Calhoun | 15.94 | $4,782 |
| Charlotte | 16.92 | $5,076 |
| Citrus | 14.96 | $4,488 |
| Clay | 15.05 | $4,515 |
| Collier | 11.05 | $3,315 |
| Columbia | 15.38 | $4,614 |
| DeSoto | 19.15 | $5,745 |
| Dixie | 17.69 | $5,307 |
| Duval | 17.86 | $5,358 |
| Escambia | 17.54 | $5,262 |
| Flagler | 14.65 | $4,395 |
| Franklin | 18.21 | $5,463 |
| Gadsden | 12.04 | $3,612 |
| Gilchrist | 16.49 | $4,947 |
| Glades | 16.84 | $5,052 |
| Gulf | 18.96 | $5,688 |
| Hamilton | 14.47 | $4,341 |
| Hardee | 16.95 | $5,085 |
| Hendry | 15.77 | $4,731 |
| Hernando | 18.64 | $5,592 |
| Highlands | 16.70 | $5,010 |
| Hillsborough | 15.73 | $4,719 |
| Holmes | 18.60 | $5,580 |
| Indian River | 15.44 | $4,632 |
| Jackson | 14.57 | $4,371 |
| Jefferson | 13.64 | $4,092 |
| Lafayette | 14.95 | $4,485 |
| Lake | 16.65 | $4,995 |
| Lee | 15.97 | $4,791 |
| Leon | 15.20 | $4,560 |
| Levy | 17.89 | $5,367 |
| Liberty | 16.96 | $5,088 |
| Madison | 15.66 | $4,698 |
| Manatee | 17.29 | $5,187 |
| Marion | 12.08 | $3,624 |
| Martin | 15.47 | $4,641 |
| Miami-Dade | 17.59 | $5,277 |
| Monroe | 8.82 | $2,646 |
| Nassau | 13.28 | $3,984 |
| Okaloosa | 12.89 | $3,867 |
| Okeechobee | 15.35 | $4,605 |
| Orange | 16.67 | $5,001 |
| Osceola | 15.23 | $4,569 |
| Palm Beach | 18.72 | $5,616 |
| Pasco | 16.15 | $4,845 |
| Pinellas | 19.39 | $5,817 |
| Polk | 16.19 | $4,857 |
| Putnam | 16.89 | $5,067 |
| Santa Rosa | 12.81 | $3,843 |
| Sarasota | 13.48 | $4,044 |
| Seminole | 15.18 | $4,554 |
| St. Johns | 13.47 | $4,041 |
| St. Lucie | 22.85 | $6,855 |
| Sumter | 12.28 | $3,684 |
| Suwannee | 16.49 | $4,947 |
| Taylor | 15.83 | $4,749 |
| Union | 17.23 | $5,169 |
| Volusia | 19.21 | $5,763 |
| Wakulla | 14.22 | $4,266 |
| Walton | 9.76 | $2,928 |
| Washington | 15.35 | $4,605 |
Source: Florida TaxWatch, 2025 How Florida Counties Compare. Average total millage includes county, school, municipal, and special district levies; your parcel's exact rate depends on its taxing districts.
Why Florida DSCR Math Is Different
County taxes swing 2.6x
From 8.82 mills in Monroe County to 22.85 in St. Lucie, the same property price produces wildly different tax bills — and investors pay on full value, with no homestead exemption.
Insurance can break the deal
Florida's insurance market is the nation's most expensive. Coastal and South Florida premiums run 2–3x inland rates, and flood zones add more — all of it inside your PITIA.
Short-term rental capital
Orlando, the Gulf beaches, and South Florida are among America's biggest Airbnb markets. Our STR mode credits 80% of gross income, the way most DSCR lenders underwrite it.
New to DSCR loans? Start with our full guide: DSCR Loans in Florida — requirements, rates, and how to qualify.
Because property taxes are the biggest hidden variable in a Florida DSCR calculation. The same $350,000 property carries roughly $3,100 a year in taxes in Walton County but about $8,000 in St. Lucie County — enough to move your DSCR by a quarter point or more. We apply each county's average total millage rate (Florida TaxWatch 2025) to the full purchase price, because investment properties get no homestead exemption.
DSCR = monthly qualifying rent ÷ full monthly payment (PITIA: principal, interest, taxes, insurance, and association dues). A ratio of 1.0 means the rent exactly covers the payment. Most DSCR programs approve at 1.0 or higher, and 1.25+ typically earns the best pricing.
Florida landlord insurance often costs two to three times the national average, and it varies enormously within the state — an inland Ocala rental might run $3,000 a year while a comparable coastal South Florida property runs $9,000 or more, before flood coverage. Because insurance sits inside PITIA, an underestimated premium quietly sinks DSCR deals. Our estimates are regional; replace them with your actual quote for a precise ratio.
Often, yes. Many DSCR lenders accept short-term rental income using booking history or market data, though they commonly credit around 80% of gross to account for seasonality and expenses — which is how this calculator's short-term rental mode works. Confirm the property's local short-term rental rules first; Florida cities and HOAs vary widely.
You still have options: a larger down payment, an interest-only payment structure (which lowers the qualifying payment), a higher-rent strategy, or a lender's sub-1.0 program at a higher rate. The calculator's 'to improve your ratio' panel shows exactly how much rent you'd need for 1.0 and 1.25.
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