Miami condo calculators
Four calculators built specifically for Miami condominiums, where the maintenance fee, the insurance and the reserve position change the answer in ways a generic national calculator will not show you.
- Carrying cost
What a Miami condo really costs each month once HOA, tax and insurance are in. Most people find the mortgage is barely half of it.
- Rent or buy
The same costs weighed against renting the same unit, over however long you actually plan to stay.
- Rental yield and cash flow
For owners and investors. Cap rate, monthly cash flow and what your deposit is earning.
- Seller net proceeds
What you actually walk away with, including the Miami-Dade title custom and FIRPTA if you are a foreign seller.
Why these are different from the ones you have already tried
Most property calculators are built around a single-family house in a market where the association fee is small and stable. Drop a Miami condo into them and they mislead in three specific ways.
They understate the monthly cost, because they treat the HOA fee as a minor line rather than what it often is — the second largest number after the mortgage, and sometimes the largest.
They get Florida's fixed costs wrong. Documentary stamps and title insurance are set by the state, and Miami-Dade differs from the rest of Florida on both the surtax and on who customarily pays for the owner's title policy. A calculator built for the national market gets the seller's side of a Miami-Dade closing materially wrong.
They ignore FIRPTA entirely, which for a foreign seller is frequently the single largest line on the settlement statement.
What they will not do
They will not tell you whether to buy. They are arithmetic, not advice. Stefania is a licensed real estate sales associate — not a CPA, an attorney or a lender — and the numbers that ultimately bind you come from your closing agent, your lender and your tax adviser.
What the tools are good for is walking into those conversations already knowing which questions matter, and roughly what the answers should look like.
Background reading
- Florida condo law in 2026: what every Miami buyer must check
- Why Miami condo HOA fees went up — and how to read a budget
- Structural integrity reserve studies, explained
- Buying with a pending special assessment
- FIRPTA explained for Miami buyers and sellers
- Edgewater condos for sale, building by building
Work with Stefania
Rather have someone just run the numbers?
Send the building or the unit. Stefania will come back with the real HOA fee, the reserve position and what comparable units have actually traded at — which is the part no calculator can give you.
Got it — that reached Stefania directly.
She answers enquiries personally, usually the same day. If it is urgent, call(786) 828-0091.