Buyer & Seller Tools
Know the numbers before you move.
Four calculators built by a working Orlando broker — not a mortgage lead-capture site. Real Orange County tax rates, real Florida title schedules, and math you can take to your CPA.
Neighborhood Research
Find your neighborhood. Know what you're buying into.
Where Should I Live?
Six questions match your priorities — schools, commute, budget, lifestyle — against 12 Orlando neighborhoods.
Open toolSTR Revenue Estimator
Model short-term rental gross revenue, net income, and yield across Orlando's nine most active STR submarkets.
Open toolCommute Comparison
Compare drive times from top Orlando neighborhoods to six major employer destinations — with rush-hour estimates.
Open toolSafety Comparison
Violent and property crime safety scores for 12 neighborhoods — sourced from OCSO, Seminole SO, and OPD data.
Open toolSchool Zone Lookup
Elementary, middle, and high school assignments for 12 neighborhoods with Florida DOE letter grades.
Open toolFinancial Calculators
Know the numbers before you sit at the table.
Deal Analyzer
Investment property underwriting — cap rate, cash-on-cash return, monthly cash flow, NOI, GRM, and break-even occupancy in one interactive model.
Open calculatorMortgage Calculator
Principal, interest, tax, insurance, HOA, and PMI — the full monthly payment picture for Orlando luxury homes.
Open calculatorRent vs. Buy
See the break-even year where buying overtakes renting, factoring appreciation, rent hikes, and investment returns.
Open calculatorClosing Cost Estimator
Line-item breakdown for Orange County buyers and sellers — title, doc stamps, prepaids, everything at the table.
Open calculatorSeller Net Sheet
Net proceeds worksheet — commission, title, stamps, and payoffs, downloadable as a branded PDF.
Open calculatorBuyer Net Sheet
Cash-to-close worksheet — down payment, closing costs, prepaids, and monthly payment, downloadable as a branded PDF.
Open calculatorRate Buydown Calculator
Compare 1/0, 2/1, and 3/2/1 temporary buydowns side by side — monthly savings per year and total seller cost, downloadable as a branded PDF.
Open calculatorAffordability Calculator
Max purchase price based on income, debts, and down payment — conservative and stretch scenarios with full monthly breakdown, downloadable as a branded PDF.
Open calculatorButler Chain Map
Interactive map of all 11 Butler Chain lakes — horsepower rules, public access, communities, and lakefront intelligence.
Open calculatorSold Map
Every closed luxury sale in Dr. Phillips, Windermere, Isleworth, and Bay Hill — mapped, filterable, and updated weekly.
Open calculatorOff-Market Access
Numbers are the start. Access is the edge.
Calculators show you the math. The VIP list shows you the homes — two to three hand-picked Orlando luxury listings per month, including coming-soon and off-market properties 48 hours before they hit MLS.
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