For Canadians sizing up Florida

What will this Florida home really cost?

The mortgage is only the beginning. See an honest planning estimate with Florida insurance, property tax, HOA dues and maintenance included.

Build your estimate

Use the numbers you know. We’ll fill in transparent planning assumptions for the rest.

20% of purchase price

6.50% planning fallback · checking published U.S. 30-year benchmark…

Editable rate · 30-year fixed principal & interest. U.S. benchmark is not a lender quote or a Canadian-buyer offer.

Property type
In a mapped flood zone?
Eligible for Florida homestead exemption?

Florida eligibility rules apply; seasonal use alone does not qualify.

Cash purchase Turn off mortgage principal & interest.

Costs nobody warns you about

Florida can be a smart move. It is still worth looking past the list price before you fall in love with the view.

01

Insurance can change the deal

Florida premiums remain unusually high, and coastal South Florida is especially expensive. Roof age, shutters, building code, claims history and wind-mitigation credits can move a real quote far above or below this estimate. Get an insurability check before your inspection period ends.

02

Flood coverage is separate

A standard homeowner policy generally does not cover rising floodwater. A lender may require separate flood insurance in a high-risk zone; even outside one, storm surge and rainfall still deserve a quote. This calculator adds a $902 annual planning allowance when “Yes” is selected, based on Insurify’s reported Florida NFIP average annual cost.

03

Condo dues are not the ceiling

Monthly dues can rise when the building’s master insurance or reserves get more expensive. Florida’s structural reserve rules also make the latest reserve study, milestone inspection, budget and any pending special assessment essential reading before you buy.

04

Homestead is for a true primary home

Florida homestead eligibility generally requires a qualifying permanent residence, not simply a seasonal home. The first $25,000 exemption generally applies to all property taxes; an additional exemption applies to eligible non-school taxes. For a conservative simplified estimate, this calculator models only the first $25,000 and does not calculate the additional non-school exemption.

0%

Florida has no personal state income tax

That can matter for a full-time relocation, but it does not erase federal tax, Canadian departure or residency questions, property tax, sales tax, or cross-border planning. Speak with a qualified Canada–U.S. tax professional before changing residency.

How the estimate works
  • Mortgage: standard principal-and-interest amortization over 360 months. PMI, lender fees and closing costs are not included.
  • Property tax: purchase price is treated as assessed value, less a simplified $25,000 base homestead reduction only if eligibility is selected, then multiplied by a metro planning millage of 1.95%–2.05%. The additional non-school homestead exemption is not modeled. Actual assessed values, school/non-school millage, exemptions and special assessments vary by property.
  • Insurance: starts with 2025 county-level Florida market averages for single-family homes, and OIR condo-unit-owner benchmarks adjusted by metro. It scales moderately with value and adds $902/year when a flood zone is selected. Condo master-policy cost is usually embedded in HOA dues, not the unit policy shown here.
  • Maintenance: a 1%-of-value annual reserve. Your actual reserve should reflect age, condition, what the HOA covers and near-term replacements.
  • CAD: illustrative conversion FX rate: loading…. Exchange rates and transfer costs change.
Sources & snapshot date

Planning assumptions reviewed October 15, 2026. The USD/CAD reference rate is fetched when the page opens (or a clearly labeled fallback is used). The mortgage rate attempts to retrieve the latest published weekly U.S. benchmark (and clearly identifies any fallback). Rent benchmarks, tax rates and insurance assumptions are not live feeds; review them against the dated sources before relying on an estimate.

Planning estimate only. This is not a quote, appraisal, mortgage offer, tax opinion or legal advice. Verify property-specific taxes, insurance, flood designation, HOA documents and financing with qualified professionals before making an offer.

Take the estimate into the real conversation.

Drift South will match you with a vetted Florida agent who understands Canadian buyers—and will walk through the real numbers property by property.

Get Matched With a Florida Agent