Mortgage calculator
Built for how Southwest Florida actually prices out. Most calculators show you principal and interest and stop there — but on the Gulf Coast the property tax bill and the insurance premium routinely decide whether a home is affordable, and insurance is the number that has moved the most. So every line item here is an input you can change, and every default is labelled as our assumption rather than dressed up as a fact.
Monthly payment calculator
Estimate by Lasbury Tracy Realty — not a loan offerAssumptionNot a quoted rate. Ask a lender what you actually qualify for today.
EstimateAssumes 1.2% of price. Charlotte and Sarasota county bills vary with millage, CDD assessments, and whether the home is homesteaded.
Editable estimateA placeholder, not a quote. On the Gulf Coast this is the line item most likely to be wrong: premiums swing on roof age, wind mitigation, elevation, and carrier appetite. Get a real quote before you rely on this number.
Starts at $0Deliberately zero until you enter a figure — we will not inflate a payment with a guess. Many homes here need it; ask us for the property's flood zone and the current policy's premium.
Include condo, HOA, and master-association dues. CDD assessments usually arrive on the tax bill instead.
AssumptionNot applied — your down payment is 20% or more.
Estimated total monthly payment
$3,100
$2,275 of that is principal & interest. 27% is taxes, insurance and fees — which is why those inputs matter more here than the rate does.
- Principal & interest
- $2,275
- Property taxes
- $450
- Homeowners insurance
- $375
- Flood insurance
- $0
- HOA / condo fees
- $0
- Mortgage insurance (PMI)
- $0
- Total per month
- $3,100
Over the life of the loan
- Loan amount
- $360,000
- Down payment
- $90,000
- Total interest
- $459,160
- Principal + interest paid
- $819,160
- Paid off in
- 2056
Interest is the exact schedule total for a fixed-rate loan held to term and assumes no extra payments. Taxes, insurance and fees are not included in these lifetime figures because they change every year.
Calculated on this page from the figures above — nothing is sent anywhere and no lender is quoting you. Figures are estimates for planning only, not a pre-approval, commitment to lend, or a statement of the taxes and insurance you will actually be charged. Lasbury Tracy Realty Inc. is a real estate brokerage, not a lender or an insurance agent.
Why the tax number changes when you buy
Florida's Save Our Homes cap holds a homesteaded owner's assessed value down for as long as they own. That cap resets on sale, so the tax figure in an MLS record is the seller's bill, not the one you will get. Treat it as a starting point and ask us to run the county's numbers for your situation.
Insurance is the volatile line
Two nearly identical homes on the same street can carry very different premiums depending on roof age and material, wind-mitigation features, elevation, and which carriers are writing that month. Nobody can quote you honestly from a square-footage figure — including us. Get a written quote early, not at closing.
Flood, CDD and assessments
Flood coverage is separate from homeowners and is often required by the lender. CDD assessments in newer communities arrive on the tax bill, and condo associations can levy special assessments on top of monthly dues. Ask us for the flood zone and the association's reserve position before you write an offer.
Want the real numbers for a specific home?
We have been writing contracts in Englewood, Venice, Port Charlotte and Punta Gorda since 1951. Send us the address and we will pull the actual tax history, the flood zone, and the association's fee schedule.