Real Estate Math Cheat Sheet & Free Calculator

Math questions make up 10 of the 100 questions on the Florida Real Estate Sales Associate Exam — and they trip up more students than almost any other section. The good news is that real estate math is a small set of repeatable formulas. Once you understand how each one works, you can solve any variation the exam throws at you.

This page gives you every formula you need for the Florida exam, organized clearly with examples — plus a free interactive calculator that shows you the step-by-step solution for each calculation type. Bookmark this page or save it as a PDF for quick reference before exam day. Use it to practice, check your work, and build the muscle memory that carries you through exam day.

Free Florida Real Estate Math Calculator

Select a calculation type below, enter your numbers, and hit Calculate. Each result shows you the full formula and step-by-step solution — exactly how you would work it on the Florida real estate exam.

Florida Real Estate Math Formulas Cheat Sheet

These are the formulas that appear most often on the Florida Sales Associate Exam. Memorize the structure of each one — not just the answer — so you can apply it to any variation on exam day.

Commission Calculations

Commission questions are the most common math problems on the Florida exam. The core formula is simple: Sale Price × Commission Rate = Total Commission. From there, you split it between the listing and selling brokerages, then between each broker and their sales associate.

Example

A home sells for $350,000. The total commission is 6%. The listing brokerage and selling brokerage each receive 50%. The listing sales associate keeps 60% of their brokerage's share. How much does the listing sales associate earn?

• Total commission: $350,000 × 0.06 = $21,000
• Listing brokerage share: $21,000 × 0.50 = $10,500
• Listing agent share: $10,500 × 0.60 = $6,300

Proration Calculations

Prorations divide an annual expense — usually property taxes or rent — between the buyer and seller at closing based on how many days each party owns the property. The Florida exam most commonly tests tax prorations paid in arrears, meaning the seller owes the buyer for the portion of the year the seller owned the property before closing.

Example

Annual property taxes are $4,800. Closing is on March 15. How much does the seller owe the buyer at closing? (Using 365-day method)

• Daily rate: $4,800 ÷ 365 = $13.15/day
• Seller owned Jan 1 – Mar 14 = 73 days (closing day belongs to buyer)
• Seller's proration: $13.15 × 73 = $960.27

Loan-to-Value (LTV) and Down Payment

LTV is the ratio of the loan amount to the property's appraised value or purchase price — whichever is lower. Lenders use it to assess risk. The higher the LTV, the more risk the lender takes on. Conventional loans with LTV above 80% typically require private mortgage insurance (PMI).

Example

A buyer purchases a home for $400,000 and puts 20% down. What is the loan amount and LTV?

• Down payment: $400,000 × 0.20 = $80,000
• Loan amount: $400,000 − $80,000 = $320,000
• LTV: $320,000 ÷ $400,000 = 80%

Property Tax Calculations

Property tax questions on the Florida exam typically involve applying a millage rate or percentage to an assessed value, sometimes after subtracting an exemption. In Florida, the homestead exemption reduces the taxable value of a primary residence by $50,000 — the first $25,000 applies to all taxing authorities, and the second $25,000 applies to non-school taxes only.

Example

A home has an assessed value of $350,000. The tax rate is 2.1%. The homestead exemption is $50,000. What is the annual tax bill?

• Taxable value: $350,000 − $50,000 = $300,000
• Annual tax: $300,000 × 0.021 = $6,300

Documentary Stamp Tax & Intangible Tax

Florida has two transfer taxes that appear regularly on the exam — documentary stamp tax on the deed and documentary stamp tax on the mortgage — plus an intangible tax on new mortgages.

Documentary Stamp Tax on the Deed

$0.70 per $100 of the sale price statewide (Miami-Dade County uses $0.60 per $100). Always round up to the next $100.

• Example: $250,000 sale price → $250,000 ÷ 100 × $0.70 = $1,750

Documentary Stamp Tax on the Mortgage

$0.35 per $100 of the mortgage amount.

• Example: $200,000 loan → $200,000 ÷ 100 × $0.35 = $700

Intangible Tax on New Mortgages

$2 per $1,000 of the new mortgage amount (0.002 × loan amount).

• Example: $200,000 loan → $200,000 × 0.002 = $400

Seller Net Proceeds

The seller net proceeds — sometimes called "net to seller" — is what the seller walks away with after paying off their loan, the agent commission, and any other closing costs. It is one of the most practical calculations in real estate and shows up regularly on the exam.

Example

A home sells for $400,000. The seller's loan balance is $220,000. Commission is 6%. Closing costs are $5,000. What are the seller's net proceeds?

• Commission: $400,000 × 0.06 = $24,000
• Net proceeds: $400,000 − $220,000 − $24,000 − $5,000 = $151,000

Tips for Passing the Florida Real Estate Math Section

• Know the formula before the numbers. Every math question on the Florida exam is a variation of one of the formulas above. If you know which formula to apply, the arithmetic is straightforward.
• Write it out on your scratch paper. You get scratch paper at the Pearson VUE testing center. Use it every time. Writing the formula first slows you down just enough to avoid careless errors.
• Memorize Florida's transfer tax rates. $0.70 per $100 for the deed, $0.35 per $100 for the mortgage, $0.002 for intangible tax. These are tested regularly and easy points if you know them cold.
• Double-check your decimal placement. Commission rate questions often trip students up by mixing up 6 and 0.06. Always convert percentages to decimals before multiplying.
• Practice until the process feels automatic. Use the calculator on this page to run through different scenarios until you can identify the formula from the question without hesitating.
• Do not skip the math section. Ten questions is very manageable. Getting them all right gives you a strong cushion on the rest of the exam.

For more study strategies, see our guide on how to pass the Florida real estate exam on your first try, or explore the full breakdown of what is on the Florida real estate exam.