Florida intangible tax calculator,
2026 exam math.
Nonrecurring intangible tax is 2 mills on the new mortgage. Enter the loan amount and see the 0.002 calculation, the no-rounding rule, and the loan-versus-sale-price trap that decides the answer.
Florida nonrecurring intangible tax is 2 mills, or 0.002, on the obligation secured by a mortgage on Florida real property. You calculate it as mortgage amount x 0.002. The basis is the loan, not the sale price, capped at the property's fair market value, and the tax is not rounded into $100 units. It is commonly paid when the mortgage is recorded, alongside the $0.35-per-$100 mortgage documentary stamps; if the mortgage is not recorded promptly, payment is made directly to the Florida Department of Revenue.
Reviewed June 20, 2026 against Florida Department of Revenue guidance, currently published 2025 Florida Statutes, and DBPR's current sales associate Candidate Information Booklet, effective January 2025. This calculator is for Florida exam preparation and study planning. Live closings can involve exemptions, mixed collateral, unrecorded obligations, title-company practice, and transaction-specific tax facts.
Multiply the mortgage amount by 0.002. There is no $100-unit rounding.
Use the obligation secured by the mortgage, not the sale price.
Commonly collected with the $0.35-per-$100 mortgage documentary stamps.
No mortgage or lien securing a Florida obligation means no intangible tax is due.
Why intangible tax is worth drilling.
Intangible tax sits inside Florida closing-cost math. The calculation is short, but the exam can hide the correct basis behind purchase price, loan amount, fair-market-value limits, and documentary stamp tax.
The current sales associate Candidate Information Booklet lists Real Estate Related Computations and Closing of Transactions at 6% of the exam.
DBPR separately lists Taxes Affecting Real Estate at 3%, including math-tax items.
Florida DOR and F.S. 199.133 state the nonrecurring intangible tax rate as 2 mills on the taxable secured obligation.
DOR says the tax is generally paid when the mortgage is recorded; if not recorded within 30 days, payment is made directly to DOR.
Four setup checks before you multiply.
Work the setup first. The number most candidates miss is not the rate. It is the taxable basis.
Use the obligation secured by Florida real property. If the question gives a price and a smaller loan, the loan is the starting point.
If the obligation exceeds the fair market value of the secured Florida real property, cap the taxable basis at that value.
Do not round into $100 units. Multiply the taxable secured obligation by 0.002 and keep the cents.
If the question also asks for mortgage documentary stamps, calculate those separately at $0.35 per $100 or fraction.
Enter the loan, not the sale price.
The exam often gives the sale price to tempt you. Intangible tax does not use it.
This is the amount secured by the new Florida mortgage. The tax is this number x 0.002.
Leave blank for standard exam questions. Fill it only when the obligation is larger than the property value; the tax is then capped at the value.
Using the $400,000.00 sale price would give $800.00. The exam wants the $320,000.00 mortgage amount: $640.00.
Intangible tax is not rounded into $100 units. Multiply the exact obligation by 0.002.
The intangible tax basis is the mortgage, not the price. A $400,000 home bought with an $80,000 down payment and a $320,000 mortgage owes $640 in intangible tax, not $800.
Email the cheat sheet and this calculation.
Get the 2-mill rule, the loan-versus-sale-price trap, and your current breakdown in one printable study note.
Try five intangible tax traps without the calculator.
A buyer purchases a Florida home for $400,000 and records a new $320,000 mortgage. What is the nonrecurring intangible tax?
Nonrecurring intangible tax cannot be charged on more than the fair market value of the secured Florida property. For exam math, use the mortgage amount x 0.002 unless the question gives a separate, lower property value.
Why the basis is the loan, not the price
Nonrecurring intangible tax is a tax on the intangible asset, the promissory note and mortgage, not on the real estate itself. That is why the basis is the amount of the obligation secured by the mortgage. When an exam question hands you a sale price and a smaller loan, the intangible tax follows the loan. A $400,000 home financed with a $320,000 mortgage owes $640, because $320,000 times 0.002 is $640.
Why there is no rounding
Documentary stamp tax is charged per $100 or portion of $100, so you round up to whole taxable units before multiplying. Intangible tax has no per-unit rule. You multiply the exact obligation by 0.002, cents included. A $258,400 mortgage owes exactly $516.80, not a rounded $516 or $517. Mixing the two rounding behaviors is one of the fastest ways to miss this question.
When a question gives both price and mortgage amount, circle the mortgage amount first. Then ask whether the question wants intangible tax alone or mortgage stamps plus intangible tax. Those are two different calculations, even though they often appear in the same closing-cost setup.
| Charge | Rate and basis | Exam note |
|---|---|---|
| Nonrecurring intangible tax | 0.002 x mortgage amount | No rounding. Basis is the loan, not the price. |
| Mortgage documentary stamps | $0.35 per $100 or portion | Round the amount secured up to the next $100 unit. Recorded mortgage stamps are separate from the standalone-note cap. |
| Deed documentary stamps | $0.70 per $100 (most counties) | Calculated on consideration, a separate charge from the loan taxes. |
Five intangible tax patterns to know cold.
These cover the loan-versus-price basis, the no-rounding rule, the fair-market-value cap, and how intangible tax rides along with the mortgage doc stamp.
$400,000 home, $320,000 new mortgage
Use the $320,000 mortgage, not the $400,000 sale price.
$250,000 mortgage on a $250,000 obligation
When the loan and price match, the answer is the same. The basis is still the loan.
$258,400 mortgage
Do not round to $516 or $517. Intangible tax is not rounded into $100 units.
$500,000 new recorded mortgage
A new mortgage usually owes both the $0.35 doc stamp and the 0.002 intangible tax.
$180,000 obligation secured by Florida land worth $150,000
When the Florida collateral value is lower than the obligation, use the value cap.
Four Florida intangible tax questions to solve first.
These original exam-style questions test the basis, no-rounding rule, combined mortgage charges, and fair-market-value cap.
A buyer purchases a Florida home for $400,000 and gives a new $320,000 mortgage. What is the nonrecurring intangible tax?
Use the secured obligation, not the sale price. $320,000 x 0.002 = $640.
A new Florida mortgage secures an obligation of $258,400. What is the intangible tax?
Do not round intangible tax into $100 units. $258,400 x 0.002 = $516.80.
A recorded mortgage secures $500,000. What are the mortgage documentary stamps plus intangible tax?
Mortgage stamps are 5,000 x $0.35 = $1,750. Intangible tax is $500,000 x 0.002 = $1,000. Total: $2,750.
A $180,000 obligation is secured only by Florida property with a fair market value of $150,000. What is the intangible tax?
The taxable obligation cannot exceed the fair market value of the secured Florida real property. $150,000 x 0.002 = $300.
The math is one multiplication. The setup is the test.
Intangible tax is a single multiply, so the exam hides the points in the basis, the rounding, and the rate. Check these first.
Taxing the sale price instead of the loan
Nonrecurring intangible tax is calculated on the obligation secured by the mortgage. If a question gives a purchase price and a smaller loan amount, the intangible tax uses the loan amount.
Rounding intangible tax into $100 units
Documentary stamps round up to each $100 or portion of $100. Intangible tax does not. Multiply the exact mortgage amount by 0.002, including the cents.
Using $0.35 per $100 for intangible tax
The $0.35-per-$100 rate is the mortgage documentary stamp. Intangible tax uses 0.002 on the full obligation. They are two separate charges on the same mortgage.
Charging intangible tax on a cash deal
With no mortgage or lien securing an obligation, there is nothing to tax, so no intangible tax is due. The deed may still owe documentary stamp tax, but not intangible tax.
Ignoring the fair market value limit
The taxable obligation cannot exceed the fair market value of the secured Florida property. For most exam math you use the loan amount, unless the question gives a separate lower value.
What to study next if loan taxes are on your weak list.
Intangible tax almost always shows up next to mortgage doc stamps and the rest of the closing math. Pair them in practice.
What this calculator includes, and what it does not replace.
The calculator follows the Florida exam pattern and the public Florida DOR formula: taxable secured obligation times 0.002. It is not a title-company quote for a live closing.
It uses the secured Florida obligation as the standard taxable basis.
It lets you cap the basis at the fair market value of the secured Florida real property when a question gives that lower value.
It keeps mortgage documentary stamps separate because their rate and rounding rule are different.
It flags unrecorded-obligation and line-of-credit issues as source notes, but live transactions should be confirmed with DOR guidance, a title company, a tax professional, or an attorney.
Florida intangible tax FAQ for exam prep.
Short answers to the questions students ask most often about the 2-mill mortgage tax, rounding, and closing-cost setup.
What is the Florida intangible tax rate on a mortgage?+
The Florida nonrecurring intangible tax rate is 2 mills, which is 0.002. You calculate it by multiplying the amount of the obligation secured by the Florida mortgage by 0.002. A $300,000 mortgage owes $600 in intangible tax.
Is intangible tax calculated on the sale price or the loan amount?+
It is calculated on the loan amount, specifically the obligation secured by the mortgage on Florida real property. It is not calculated on the sale price. This is the most common exam trap: a $400,000 home with a $320,000 mortgage owes intangible tax on the $320,000, which is $640, not $800.
Is Florida intangible tax rounded up like documentary stamps?+
No. Documentary stamp tax rounds up to each $100 or portion of $100, but nonrecurring intangible tax does not use that rounding. You multiply the exact obligation amount by 0.002, including any cents. A $258,400 mortgage owes exactly $516.80.
What is the difference between intangible tax and mortgage doc stamps?+
They are two separate charges on the same new mortgage. Mortgage documentary stamps are $0.35 per $100 or portion of $100 of the amount secured. Nonrecurring intangible tax is 0.002 times the full obligation, with no rounding. A new recorded mortgage usually owes both.
Who pays the nonrecurring intangible tax in Florida?+
Florida DOR describes the lender as the taxpayer liable for the nonrecurring intangible tax and says the lender may pass the tax to the borrower. In practice, the borrower commonly pays it as a closing charge when the mortgage is recorded. For exam purposes, focus on the calculation: the obligation secured by the mortgage times 0.002.
Does a cash purchase owe intangible tax?+
No. Nonrecurring intangible tax applies to an obligation secured by a mortgage or lien on Florida real property. A cash purchase with no such obligation has nothing to tax, so no intangible tax is due. The trigger is the secured obligation, not whether a mortgage is recorded, and the deed may still owe documentary stamp tax.
Can intangible tax be charged on more than the property is worth?+
No. The taxable obligation cannot exceed the fair market value of the secured Florida real property. For most exam questions you use the loan amount directly, unless the question gives a separate, lower property value to use as the cap.
How is a Florida line of credit taxed for intangible tax?+
For a line of credit, Florida law generally taxes the maximum amount of the line, subject to the Florida real property value limit. Once the nonrecurring intangible tax is paid on the line, later borrowings under that line do not create additional tax on the same maximum amount.
Is this calculator for the Florida exam or a real closing?+
It is built for Florida real estate exam preparation, using the core rate and basis rules candidates need. Real closings can involve exemptions, apportionment, and transaction-specific facts, so use a title company, tax professional, or attorney for live transaction advice.