A clean printable reference for commission, documentary stamps, proration, cap rate, GRM, property tax, area conversions, LTV, and the Florida rates candidates mix up most often.
Use this sheet as a memory check, not as your full study plan. Print it, cover the examples, write each formula from memory, then drill mixed Florida math questions until you can spot the setup before you calculate.
Pass Florida
Commission Amount
Sale Price × Commission Rate = Commission
$250,000 × 6% = $15,000
Agent Split
Total Commission × Agent Split % = Agent Share
$15,000 × 60% = $9,000
Finding Sale Price from Commission
Commission ÷ Commission Rate = Sale Price
$15,000 ÷ 6% = $250,000
Daily Proration
Annual Amount ÷ 365 = Daily Rate
$3,650 ÷ 365 = $10/day
Seller's Share
Daily Rate × Days Seller Owned = Seller's Proration
$10/day × 180 days = $1,800
Capitalization Rate
NOI ÷ Sale Price = Cap Rate
$50,000 ÷ $500,000 = 10%
Property Value (Income Approach)
NOI ÷ Cap Rate = Property Value
$50,000 ÷ 10% = $500,000
Gross Rent Multiplier
Sale Price ÷ Gross Annual Rent = GRM
$500,000 ÷ $60,000 = 8.33
Deed Stamps
Sale Price ÷ $100 × $0.70 = Deed Stamp Tax
$250,000 ÷ $100 × $0.70 = $1,750
Mortgage Stamps
Loan Amount ÷ $100 × $0.35 = Mortgage Stamp Tax
$200,000 ÷ $100 × $0.35 = $700
Intangible Tax
Loan Amount × $0.002 = Intangible Tax
$200,000 × $0.002 = $400
Taxable Value
Assessed Value - Exemptions = Taxable Value
$310,000 - $50,000 = $260,000
Annual Property Tax
Taxable Value × Millage Rate ÷ 1,000 = Property Tax
$260,000 × 20 ÷ 1,000 = $5,200
Square Footage
Length × Width = Area (sq ft)
50 ft × 100 ft = 5,000 sq ft
Acres Conversion
Square Feet ÷ 43,560 = Acres
87,120 sq ft ÷ 43,560 = 2 acres
Price per Square Foot
Price ÷ Square Footage = Price per Sq Ft
$500,000 ÷ 2,500 sq ft = $200/sq ft
LTV Ratio
Loan Amount ÷ Appraised Value = LTV
$180,000 ÷ $200,000 = 90% LTV
Down Payment
Appraised Value - Loan Amount = Down Payment
$200,000 - $180,000 = $20,000
Seller Net
Sale Price - Payoff - Selling Costs = Seller Net
$425,000 - $298,000 - $31,375 = $95,625
Required Sale Price
Target Net + Payoff + Costs = Required Price Base
$85,000 + $298,000 + costs = required price before moving percentage costs
Front-End Ratio
Housing Payment ÷ Gross Monthly Income = Front-End Ratio
$2,576 ÷ $9,200 = 28%
Back-End Ratio
(Housing Payment + Monthly Debt) ÷ Gross Monthly Income = Back-End Ratio
($2,576 + $625) ÷ $9,200 = 34.79%
Equity
Current Value - Loan Balance = Equity
$420,000 - $286,000 = $134,000
Appreciation
Current Value - Purchase Price = Appreciation
$420,000 - $350,000 = $70,000
Depreciation in Value
Purchase Price - Current Value = Market Depreciation
$350,000 - $330,000 = $20,000
Inferior Comparable
Comparable Sale Price + Adjustment = Adjusted Price
$415,000 + $12,000 = $427,000
Superior Comparable
Comparable Sale Price - Adjustment = Adjusted Price
$415,000 - $8,000 = $407,000
The cheat sheet is the memory aid. These pages help you turn each formula into exam-ready recognition.
Memorize commission, commission splits, proration, documentary stamp tax, intangible tax, cap rate, property value by income, GRM, taxable value, property tax by millage, area, acres, price per square foot, LTV, and down payment formulas.
No. Use this cheat sheet before the exam to build memory. You should be able to write the formulas from memory and recognize which formula a word problem is asking for.
The most common mistake is choosing the wrong setup. Candidates often use the deed stamp rate on a mortgage, forget to round documentary stamps up, reverse proration credits, or use gross rent when the problem asks for cap rate.
It is enough for review, not enough for mastery. Pair it with worked examples and timed practice so you can apply the formulas under exam pressure.
Florida-specific rates and exam context should be checked against official sources. This cheat sheet is for exam prep, not tax, lending, legal, or closing advice.