Florida Commercial Lease Cost Calculator

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.calc-container { max-width: 640px; margin: 2rem 0; padding: 1.5rem; background: #fff; border: 1px solid #ddd; border-radius: 8px; box-shadow: 0 1px 3px rgba(0,0,0,0.06); font-family: system-ui, -apple-system, sans-serif; } .calc-container h3 { font-family: Georgia, serif; font-size: 1.15rem; color: #1a1a1a; margin-bottom: 1rem; padding-bottom: 0.5rem; border-bottom: 2px solid var(--ac, #3d5a80); } .calc-row { display: flex; align-items: center; gap: 0.75rem; margin-bottom: 0.75rem; flex-wrap: wrap; } .calc-row label { min-width: 160px; font-size: 0.9rem; color: #333; font-weight: 500; } .calc-row input[type="number"], .calc-row select { flex: 1; min-width: 120px; max-width: 200px; padding: 0.5rem 0.6rem; border: 1px solid #ccc; border-radius: 4px; font-size: 0.9rem; font-family: system-ui, sans-serif; color: #1a1a1a; background: #fafaf8; } .calc-row input:focus, .calc-row select:focus { outline: none; border-color: var(--ac, #3d5a80); box-shadow: 0 0 0 2px rgba(26,74,138,0.12); } .calc-row .unit { font-size: 0.82rem; color: #888; min-width: 30px; } .calc-btn { display: inline-block; margin-top: 0.5rem; padding: 0.55rem 1.5rem; background: var(--ac, #3d5a80); color: #fff; border: none; border-radius: 4px; font-size: 0.9rem; font-weight: 600; cursor: pointer; font-family: system-ui, sans-serif; } .calc-btn:hover { opacity: 0.9; } .calc-result { margin-top: 1.25rem; padding: 1rem 1.25rem; background: #f0f6fc; border-left: 3px solid var(--ac, #3d5a80); border-radius: 0 6px 6px 0; display: none; } .calc-result.visible { display: block; } .calc-result-label { font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.06em; color: #666; margin-bottom: 0.25rem; } .calc-result-value { font-size: 1.6rem; font-weight: 700; color: var(--ac, #3d5a80); } .calc-result-detail { font-size: 0.85rem; color: #555; margin-top: 0.5rem; line-height: 1.5; } .calc-note { margin-top: 1rem; font-size: 0.8rem; color: #888; font-style: italic; } .calc-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0.75rem; margin-top: 0.75rem; } .calc-grid-item { padding: 0.6rem 0.8rem; background: #f8f9fa; border-radius: 4px; border: 1px solid #eee; } .calc-grid-item .label { font-size: 0.75rem; color: #888; text-transform: uppercase; letter-spacing: 0.04em; } .calc-grid-item .value { font-size: 1.1rem; font-weight: 600; color: #1a1a1a; } @media (max-width: 720px) { .calc-row { flex-direction: column; align-items: flex-start; gap: 0.3rem; } .calc-row label { min-width: auto; } .calc-row input[type="number"], .calc-row select { max-width: 100%; width: 100%; } .calc-grid { grid-template-columns: 1fr; } } .calc-chart { margin: 1rem 0; text-align: center; } .calc-chart svg { max-width: 100%; height: auto; } .calc-chart-legend { display: flex; flex-wrap: wrap; justify-content: center; gap: 0.6rem 1.2rem; margin-top: 0.6rem; font-size: 0.8rem; color: #555; } .calc-chart-legend span { display: inline-flex; align-items: center; gap: 0.3rem; } .calc-chart-legend i { display: inline-block; width: 10px; height: 10px; border-radius: 2px; font-style: normal; } .calc-related { max-width: 640px; margin: 2rem 0 1rem; padding: 1.25rem 1.5rem; background: #f8f9fa; border: 1px solid #e8e8e8; border-radius: 8px; } .calc-related h3 { font-family: Georgia, serif; font-size: 1rem; color: #1a1a1a; margin: 0 0 0.75rem; padding-bottom: 0.4rem; border-bottom: 2px solid var(--ac, #3d5a80); } .calc-related-list { list-style: none; padding: 0; margin: 0 0 0.75rem; display: grid; grid-template-columns: 1fr 1fr; gap: 0.4rem 1.5rem; } .calc-related-list li a { font-size: 0.88rem; color: var(--ac, #3d5a80); text-decoration: none; } .calc-related-list li a:hover { text-decoration: underline; } .calc-browse-all { margin: 0.5rem 0 0; font-size: 0.9rem; font-weight: 600; } .calc-browse-all a { color: var(--ac, #3d5a80); text-decoration: none; } .calc-browse-all a:hover { text-decoration: underline; } @media (max-width: 720px) { .calc-related-list { grid-template-columns: 1fr; } }

Florida Commercial Lease Cost Calculator

Estimate your total monthly and annual commercial lease costs in Florida, including base rent, Common Area Maintenance (CAM) charges, Florida sales tax on commercial rent, insurance, and property taxes.

Rentable Square Footage (sq ft)

Base Rent Rate ($ per sq ft per year)

CAM Charges ($ per sq ft per year)

Insurance Charges ($ per sq ft per year)

Property Tax Pass-Through ($ per sq ft per year)

Lease Term (years)

Annual Rent Escalation Rate (%)

Free Rent Period (months)

Security Deposit (months of base rent)

Calculate

function floCalc() { // --- Gather inputs --- var sqft = parseFloat(document.getElementById('flo-sqft').value); var baseRate = parseFloat(document.getElementById('flo-base-rate').value); var cam = parseFloat(document.getElementById('flo-cam').value); var insurance = parseFloat(document.getElementById('flo-insurance').value); var taxPsf = parseFloat(document.getElementById('flo-tax-psf').value); var leaseYears = parseFloat(document.getElementById('flo-lease-years').value); var escalation = parseFloat(document.getElementById('flo-escalation').value); var freeRent = parseFloat(document.getElementById('flo-free-rent').value); var securityMos = parseFloat(document.getElementById('flo-security').value);

// --- Validation --- var errors = []; if (isNaN(sqft) || sqft = totalLeaseMonths) { errors.push("Free rent period cannot equal or exceed the total lease term in months."); }

var resultDiv = document.getElementById('flo-result'); if (errors.length > 0) { resultDiv.style.display = 'block'; resultDiv.innerHTML = 'Please fix the following:' + errors.map(function(e){ return ''; }).join('') + ''; return; }

// --- Florida Sales Tax on Commercial Rent --- // Florida imposes sales tax on commercial rent. // As of June 1, 2024, the state rate is 2.0% (reduced from 4.5%). // Local surtax varies by county; we use a representative average of 1.0%. // Combined effective rate used here: 2.0% state + 1.0% local = 3.0% (user-visible assumption). // Source: Florida Statute §212.031; Florida DOR TIP #24A01-01 var FL_SALES_TAX_RATE = 0.02; // state rate (post-June 2024) var FL_LOCAL_SURTAX = 0.01; // representative county surtax var totalSalesTaxRate = FL_SALES_TAX_RATE + FL_LOCAL_SURTAX; // 3.0%

// --- NNN / Gross-Up Charges (annual, per sq ft) --- // CAM, insurance, and property tax are typically NNN pass-throughs. var nnnPsfAnnual = cam + insurance + taxPsf;

// --- Year-by-Year Calculation --- // Base rent escalates annually; NNN charges assumed flat (common in FL leases). // Sales tax applies to base rent + NNN charges (per FL Statute §212.031). var totalLeaseMonthsInt = Math.ceil(totalLeaseMonths); var yearlyRows = []; var grandTotalCost = 0; var grandTotalBaseRent = 0; var grandTotalNNN = 0; var grandTotalSalesTax = 0;

var numFullYears = Math.floor(leaseYears); var partialYearFraction = leaseYears - numFullYears; var numPeriods = numFullYears + (partialYearFraction > 0 ? 1 : 0);

var freeRentMonthsRemaining = freeRent;

for (var yr = 1; yr 0) ? partialYearFraction : 1.0; var monthsInPeriod = fraction * 12;

// Escalated base rate for this year var escalatedBaseRate = baseRate * Math.pow(1 + escalation / 100, yr - 1);

// Annual base rent before free rent var annualBaseRentGross = escalatedBaseRate * sqft * fraction;

// Apply free rent (reduces base rent only, not NNN or tax) var freeRentMonthsThisYear = Math.min(freeRentMonthsRemaining, monthsInPeriod); var freeRentCredit = (escalatedBaseRate * sqft / 12) * freeRentMonthsThisYear; freeRentMonthsRemaining -= freeRentMonthsThisYear; var annualBaseRentNet = annualBaseRentGross - freeRentCredit;

// NNN charges (flat, not escalated, prorated for partial year) var annualNNN = nnnPsfAnnual * sqft * fraction;

// Taxable base = net base rent + NNN var taxableBase = annualBaseRentNet + annualNNN;

// Florida sales tax var annualSalesTax = taxableBase * totalSalesTaxRate;

// Total annual cost var annualTotal = annualBaseRentNet + annualNNN + annualSalesTax;

grandTotalBaseRent += annualBaseRentNet; grandTotalNNN += annualNNN; grandTotalSalesTax += annualSalesTax; grandTotalCost += annualTotal;

yearlyRows.push({ year: yr, fraction: fraction, baseRate: escalatedBaseRate, baseRent: annualBaseRentNet, nnn: annualNNN, salesTax: annualSalesTax, total: annualTotal }); }

// --- Security Deposit --- // Based on first month's base rent (annualized / 12) var firstMonthBaseRent = (baseRate * sqft) / 12; var securityDeposit = firstMonthBaseRent * securityMos;

// --- Monthly Averages (Year 1) --- var yr1 = yearlyRows[0]; var yr1Months = yr1.fraction * 12; var monthlyBaseRentYr1 = yr1.baseRent / yr1Months; var monthlyNNNYr1 = yr1.nnn / yr1Months; var monthlySalesTaxYr1 = yr1.salesTax / yr1Months; var monthlyTotalYr1 = yr1.total / yr1Months;

// --- Effective Monthly Cost (over full term) --- var effectiveMonthly = grandTotalCost / totalLeaseMonths;

// --- Format helpers --- function fmt(n) { return '$' + n.toFixed(2).replace(/\B(?=(\d{3})+(?!\d))/g, ','); } function fmtPct(n) { return n.toFixed(2) + '%'; }

// --- Build year-by-year table --- var tableRows = yearlyRows.map(function(r) { var label = r.fraction ' + '' + label + '' + '' + fmt(r.baseRate) + '/sf/yr' + '' + fmt(r.baseRent) + '' + '' + fmt(r.nnn) + '' + '' + fmt(r.salesTax) + '' + '' + fmt(r.total) + '' + ''; }).join('');

// --- Output --- resultDiv.style.display = 'block'; resultDiv.innerHTML = '### Results '

'#### Year 1 Monthly Breakdown '
''
'ComponentMonthlyAnnual'
'Base Rent' + fmt(monthlyBaseRentYr1) + '' + fmt(yr1.baseRent) + ''
'CAM + Insurance + Property Tax (NNN)' + fmt(monthlyNNNYr1) + '' + fmt(yr1.nnn) + ''
'Florida Sales Tax (' + fmtPct(totalSalesTaxRate * 100) + ')' + fmt(monthlySalesTaxYr1) + '' + fmt(yr1.salesTax) + ''
'Total (Year 1)' + fmt(monthlyTotalYr1) + '' + fmt(yr1.total) + ''
''
'#### Year-by-Year Summary '
''
'PeriodBase RateNet Base RentNNN ChargesSales TaxAnnual Total'
tableRows
''
'Lease Total (' + leaseYears + ' yr)'
'' + fmt(grandTotalBaseRent) + ''
'' + fmt(grandTotalNNN) + ''
'' + fmt(grandTotalSalesTax) + ''
'' + fmt(grandTotalCost) + ''
''
''
'#### Key Metrics '
''
'MetricValue'
'Total Lease Cost (full term)' + fmt(grandTotalCost) + ''
'Effective Monthly Cost (avg over term)' + fmt(effectiveMonthly) + ''
'Total Base Rent Paid' + fmt(grandTotalBaseRent) + ''
'Total NNN Charges' + fmt(grandTotalNNN) + ''
'Total Florida Sales Tax' + fmt(grandTotalSalesTax) + ''
'Free Rent Savings' + fmt(freeRent * (baseRate * sqft / 12)) + ''
'Security Deposit (upfront)' + fmt(securityDeposit) + ''
'Cost per Sq Ft per Year (effective)' + fmt(grandTotalCost / sqft / leaseYears) + '/sf/yr'
''; }

#### Formulas Used

Annual Base Rent (Year N): Base Rent = Square Footage × Base Rate × (1 + Escalation%)^(N−1) − Free Rent Credit

Free Rent Credit: Credit = (Monthly Base Rent) × Free Rent Months Applied in Year N

NNN Charges (annual): NNN = Square Footage × (CAM + Insurance + Property Tax Pass-Through) per sq ft per year

Florida Sales Tax: Sales Tax = (Net Base Rent + NNN) × (State Rate 2.0% + Local Surtax 1.0%) = × 3.0% Per Florida Statute §212.031 — sales tax applies to total rent including NNN pass-throughs.

Total Annual Cost: Annual Total = Net Base Rent + NNN + Florida Sales Tax

Security Deposit: Security Deposit = (Base Rate × Sq Ft / 12) × Security Deposit Months

Effective Monthly Cost: Effective Monthly = Total Lease Cost ÷ (Lease Term in Years × 12)

#### Assumptions & References

Florida Sales Tax Rate: 2.0% state rate effective June 1, 2024 (reduced from 4.5% per HB 7073 / Florida DOR TIP #24A01-01). A representative 1.0% local county surtax is added for a combined 3.0% — actual local surtax varies by county (0%–1.5%).
Sales Tax Base: Under Florida Statute §212.031, sales tax applies to total rent consideration, including NNN pass-throughs (CAM, insurance, property taxes).
NNN Charges: CAM, insurance, and property tax pass-throughs are assumed flat (not escalated) over the lease term, which is common in Florida triple-net leases.
Escalation: Annual rent escalation applies to base rent only, compounded annually from Year 1.
Free Rent: Applied to base rent only (not NNN or sales tax), consumed from the start of the lease term.
Security Deposit: Calculated on first-month base rent only; actual deposit terms vary by landlord.
Lease Type: This calculator models a Triple-Net (NNN) lease structure, the most common commercial lease type in Florida.
References: Florida Statute §212.031; Florida Department of Revenue TIP #24A01-01; BOMA International measurement standards.

Florida Commercial Lease Cost Calculator

Florida Commercial Lease Cost Calculator

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Florida Commercial Lease Cost Calculator

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