← Back to the exam guideFlorida Real Estate Exam Math
Math is only a slice of the Florida sales associate exam, but it's where careful candidates pick up easy points and rushed ones give them away. Almost every calculation reduces to one idea: part = whole × rate. Here are the specific computations the FREC blueprint tests, each with a worked example.
Commission
Total commission = sale price × commission rate. Then split between brokerages and agents.
A home sells for $400,000 at a 6% commission. Total = 400,000 × 0.06 = $24,000. Split 50/50 between the listing and selling brokerages = $12,000 each.
Proration (taxes and rent)
Prorations divide an annual (or monthly) amount across the days each party owns the property. Daily rate = annual amount ÷ 365 (or ÷ 360 on some methods — read the question).
Annual property tax is $3,650. Daily = 3,650 ÷ 365 = $10/day. If the seller owned the home for 120 days of the year, the seller's share = 120 × $10 = $1,200.
Documentary stamp & intangible taxes
Florida charges transfer taxes at closing. Standard statewide rates (as of 2026 — Miami-Dade differs, so verify for that county):
- Doc stamps on the deed: $0.70 per $100 of the sale price.
- Doc stamps on the note (mortgage): $0.35 per $100 of the loan.
- Intangible tax on the mortgage: $0.002 (2 mills) per $1 of the loan.
Sale price $300,000, loan $240,000. Deed stamps = 300,000 ÷ 100 × 0.70 = $2,100. Note stamps = 240,000 ÷ 100 × 0.35 = $840. Intangible = 240,000 × 0.002 = $480.
Loan-to-value (LTV)
LTV = loan amount ÷ property value (or price, whichever is lower).
A buyer borrows $180,000 on a $225,000 home. LTV = 180,000 ÷ 225,000 = 80%.
Area and acreage
Area = length × width. One acre = 43,560 square feet.
A lot is 200 ft × 435.6 ft = 87,120 sq ft. Divide by 43,560 = 2 acres.
Seller's net / required sale price
To find the price needed so the seller nets a target after commission: required price = (net wanted + fixed costs) ÷ (1 − commission rate).
A seller wants to net $188,000 after a 6% commission. Required price = 188,000 ÷ (1 − 0.06) = 188,000 ÷ 0.94 = $200,000.
Capitalization rate (income approach)
Cap rate = net operating income (NOI) ÷ value. Rearrange to find any missing piece.
A property with $30,000 NOI valued at $375,000 has a cap rate of 30,000 ÷ 375,000 = 8%.
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