Commission
CommissionSale price x rate
Sale priceCommission / rate
Agent shareCommission x split
Printable formula sheet
Florida real estate exam math formulas cheat sheet
A last-minute review page for the formulas, rates, and setup reminders Florida sales associate candidates mix up most often.
No email required to download.
Proration
Daily rateAnnual amount / 365
Party shareDaily rate x party days
Monthly itemMonthly amount / days in month
Doc Stamps
Deed stampsSale price / 100 x $0.70
Mortgage stampsLoan / 100 x $0.35
Intangible taxLoan x 0.002
Tax and Price
Taxable valueAssessed - exemptions
Property taxTaxable / 1,000 x mills
Price / sq ftPrice / square feet
One mill$1 per $1,000
Mortgage
LTVLoan / value
Down paymentValue - loan
PITIP&I + taxes + insurance
Housing paymentPITI + HOA if given
Ratios
Front-endHousing / gross monthly income
Back-end(Housing + debts) / gross monthly income
PointsLoan amount x points %
Income Math
Cap rateNOI / value
ValueNOI / cap rate
NOIValue x cap rate
RateNOI / value
GRM
GRMPrice / gross annual rent
PriceGRM x gross annual rent
Gross annual rentPrice / GRM
Area
AreaLength x width
AcresSquare feet / 43,560
Section640 acres
Township36 sections
Seller and Equity
Seller netPrice - payoff - seller costs
Required price(target + payoff + fixed) / (1 - % costs)
EquityCurrent value - loan balance
Profit/lossSale price - cost basis
Profit and Value
ProfitSale price - cost basis
Profit %Profit / stated base
AppreciationCurrent value - purchase price
DepreciationPurchase price - current value
Appraisal
Inferior compComp price + adjustment
Superior compComp price - adjustment
Annual depreciationImprovement value / useful life
Depreciated costCost new - depreciation
Simple Interest
InterestPrincipal x rate x time
Loan constantAnnual debt service / loan amount
Monthly factorLoan / 1,000 x factor
Key Florida Numbers
- $0.70 deed stamps per $100 outside Miami-Dade
- $0.60 Miami-Dade deed rate per $100
- $0.45 Miami-Dade surtax per $100 if non-single-family
- $0.35 mortgage stamps per $100
- Note stamp cap: $2,450 if the stem asks
- Intangible tax: 2 mills = 0.002
- 1 acre = 43,560 sq ft
- 1 section = 640 acres
Last-Minute Checks
- Label the setup before touching the calculator.
- Turn percent rates into decimals before multiplying.
- Use gross rent for GRM and NOI for cap rate.
- Round doc stamp taxable units up to the next $100.
- PITI excludes HOA unless the stem asks for total housing payment.
- Equity is not seller net because selling costs still matter.
- Required price must divide out percentage selling costs.
- If a stem gives both price and appraisal, follow the value rule in the question.
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