Financial Analysis · Reference Card
Florida CRE Tax & Deadline Reference
Florida's tax setup is a genuine edge for commercial real estate — no state personal income tax, and as of October 1, 2025 no sales tax on commercial rent. This card is the current rate-and-deadline reference for FL deals: the documentary stamp and intangible taxes you budget at closing, the property-tax calendar and its early-payment discounts, and the federal items (depreciation, 1031) that ride along. Rates verified current for 2026 — but confirm county specifics, since surtaxes and millage vary.
Pro Tip
Two Florida facts move real money: there's no state personal income tax, and the sales tax on commercial leases was fully repealed effective Oct 1, 2025 (HB 7031) — down from 2%. That directly improves NNN tenant economics and your effective yield. Just don't forget the documentary stamp tax on the deed ($0.70 per $100) is a real closing cost to budget on the buy.
1. Transfer & Closing Taxes
Documentary Stamp — Deed
Miami-Dade: $0.60/$100 + $0.45/$100 surtax (non-single-family).$0.70 per $100 of price
State tax on the property transfer, paid at closing.
Documentary Stamp — Note/Mortgage
Charged on the loan amount, not the price.$0.35 per $100 of debt
Tax on the promissory note when you finance the purchase.
Nonrecurring Intangible Tax
0.2% of the loan amount, paid at closing.$0.002 per $1 of mortgage (2 mills)
One-time tax on new mortgage debt.
Title Insurance
Who pays is negotiable; varies by county custom.Owner's + lender's policies at Florida's promulgated rates.
2. Florida Operating Taxes
No State Personal Income Tax
C-corps pay a 5.5% FL corporate tax, but most CRE is held in LLCs/partnerships.0%
Florida levies no personal income tax; pass-through CRE income isn't taxed at the state level.
Sales Tax on Commercial Rent
Was 2% through Sep 2025; boosts NNN tenant economics. Short-term/transient rentals still taxed.0% — REPEALED Oct 1, 2025
Florida no longer taxes commercial lease payments (HB 7031).
Real Property (Ad Valorem) Tax
Budget reassessment to your purchase price — taxes often jump after a sale.Annual tax on assessed value; no homestead or Save-Our-Homes cap for commercial.
Tangible Personal Property Tax
File even if under $25k to claim the exemption.DR-405 due Apr 1; first $25,000 exempt
Annual tax on business equipment, furniture, and fixtures owned on Jan 1.
Transient Rental Tax
Hotels and short-term rentals only — separate from the repealed commercial rent tax.6% state sales tax + county tourist-development (bed) tax on stays under 6 months.
3. Property Tax Calendar (FL)
Jan 1 — Assessment Date
Value and ownership are fixed as of January 1.
August — TRIM Notice
This is your appeal window — don't ignore it.Proposed value/taxes notice; you have 25 days to petition the Value Adjustment Board.
Nov 1 — Bills Mailed
Tax bills are issued for the year.
Early-Payment Discounts
Paying in November is roughly a free 4% return.4% Nov · 3% Dec · 2% Jan · 1% Feb
Pay early, pay less.
Mar 31 / Apr 1 — Due / Delinquent
Due by March 31; delinquent April 1 (interest + tax-certificate risk).
4. Federal Tax (rides along on FL deals)
Depreciation
39-yr commercial · 27.5-yr residential
Annual non-cash deduction against property income.
Cost Seg + Bonus Depreciation
100% bonus restored for assets placed in service after Jan 19, 2025.100% bonus (OBBBA, permanent)
Reclassify 5/7/15-yr components and expense them in year one.
1031 Like-Kind Exchange
See the 1031 Exchange Execution checklist for the full process.45-day ID / 180-day close
Defer capital gains by rolling into replacement property.
Gain on Sale
Recapture on depreciation taken is the piece sellers forget.cap gains + 25% §1250 recapture + 3.8% NIIT
What a 1031 defers — quantify it before you sell.
Go deeper — free course
This resource is distilled from the MaxLife Academy CRE curriculum. The full lesson walks through every point with examples and the reasoning behind it.
Course 21 — Tax Strategy & 1031 Exchanges→Pair it with a tool
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