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The Fennec Lab

Index

All 610 calculators

Every The Fennec Lab calculator on one page, grouped by jurisdiction. Each tool cites the statute, regulation, or filing it implements and ships with a public unit-test suite. Planning tools, not professional advice.

Browse by type

All calculators by jurisdiction

F.S. § 718 / § 720 — reviewed by a Florida-licensed CAM

Florida HOA & Condo

26 calculators

Statutory calculators for Florida community associations: estoppel fees, SIRS contributions, special assessments, reserve funding. Built and reviewed against F.S. § 718 (condos) and § 720 (HOAs).

Phase 2 — anchored by 2-20 / 6-20

Florida Insurance

37 calculators

Property and casualty calculators for Florida: wind-mitigation credits, hurricane deductibles, flood, HO-6, replacement cost. Reviewed against current OIR filings and NFIP guidance.

Phase 3 — Florida-statutory transactions

Florida Real Estate

54 calculators

Doc stamps, Save Our Homes portability, closing costs, property-tax by county. Anchored to the Florida-specific transactional layer national publishers miss.

Texas Property Code Title 11

Texas HOA

7 calculators

Assessment liens, foreclosure timelines, fines, resale certificates, open-meeting notice, reserve funding, special assessments, and voting-rights suspension under the Texas Residential Property Owners Protection Act and Texas Uniform Condominium Act.

TX Tax Code + Property Code

Texas Real Estate

3 calculators

Homestead exemption, 10% appraisal cap, 65+ tax ceilings — the Texas property-tax mechanics that determine what owners actually pay.

TX Estates Code

Texas Probate

1 calculator

Independent administration cost, executor compensation under § 352.002, attorney fees, and the muniment-of-title fast track. Texas's uniquely operator-friendly probate framework.

IRC + Treasury Reg

Federal Tax

29 calculators

Cross-state federal tax mechanics — primary-residence exclusion, NIIT, estate tax portability, and the federal layers that stack on top of any state.

Cal. Const. Art. XIIIA + Civil Code

California Real Estate

5 calculators

Proposition 13 property-tax mechanics, Prop 19 transfer rules, and post-AB-12 security-deposit caps. The two-line bumper of California ownership math.

NY RPTL + Veterans Law

New York Real Estate

3 calculators

STAR + Enhanced STAR exemptions, veterans and senior reductions, and the fragmented NY property-tax landscape — the parts of the bill that owners can actually move.

PA Inheritance Tax Act

Pennsylvania Tax

1 calculator

Pennsylvania imposes an inheritance tax (one of six US jurisdictions) keyed to beneficiary relationship: 0% / 4.5% / 12% / 15%. Filing mechanics, 5% early-pay discount, family exemption.

Mass. G.L. c. 188

Massachusetts Real Estate

1 calculator

Massachusetts homestead protection — automatic $125K, declared $500K, $1M for elderly/disabled. Carve-outs, joint-owner stacking, declaration mechanics at the Registry of Deeds.

1 calculator

Cook County's two-step assessment, equalization factor, and the six-exemption stack — general homestead, senior 65+, senior assessment freeze, disabled, returning veteran, and the sliding-scale disabled-veteran exemption.

O.C.G.A. § 48-5

Georgia Real Estate

1 calculator

Georgia's 40% assessment ratio + stacking homestead exemptions: $2K standard, $4K senior, $109,986 disabled vet, plus county-specific stacks for Fulton, Atlanta school, Cobb, Gwinnett, and others.

1 calculator

Washington's standalone 7% long-term capital gains tax — separate from any state income tax (Washington has none). $270K standard deduction per individual, real-estate and retirement-account exemptions.

ORC § 319.54

Ohio Real Estate

1 calculator

Ohio's two-layer real estate transfer tax — $1/$1,000 state mandatory + up to $3/$1,000 county permissive. Combined ~0.4% in major counties. Cleanest transfer-tax mechanic in the country.

Va. Code § 58.1-801

Virginia Real Estate

1 calculator

Virginia's four-layer recordation tax stack — state, grantor's tax, county recordation, and (in Northern Virginia) the NVTA Congestion Relief tax. Total ~0.43% non-NoVA, ~0.83% NoVA.

1 calculator

New Jersey's three-layer transfer tax — progressive Realty Transfer Fee (seller, $2–$6.05 per $500), 1% Mansion Tax (buyer, residential $1M+), Supplemental Fee (seller, residential $350K+).

Md. Code Tax-Property

Maryland Real Estate

1 calculator

Maryland's three-layer transfer + recordation stack: state transfer (0.5% / 0.25% FTHB) + county transfer (0–1.5%) + per-$500 recordation tax (county-set). Combined 2.4–3.0% in metro Baltimore / DC.

Colo. Const. Art. X § 3

Colorado Real Estate

1 calculator

Colorado's split residential/commercial assessment ratio (post-Gallagher repeal), § 39-3-203 senior homestead exemption (50% of first $200K for age 65+ owning 10+ years), and the TABOR / Prop HH legislative whiplash.

1 calculator

North Carolina's 100% market-value assessment ratio (unusual among states), § 105-277.1 elderly/disabled exclusion, § 105-277.1C disabled-veteran exclusion, and § 105-277.1B circuit-breaker property-tax deferment.

1 calculator

Connecticut's two-layer conveyance tax — truly progressive state tax (0.75% / 1.25% / 2.25% mansion tier over $2.5M) plus 0.25% standard or 0.50% target-municipality additional rate.

A.R.S. Title 42

Arizona Real Estate

1 calculator

Arizona's two-tier FCV / Limited Property Value system with the 5% LPV cap that protects long-term owners. Class system (1-8) and the senior valuation freeze under § 42-13301.

NRS Chapter 361

Nevada Real Estate

1 calculator

Nevada's no-income-tax tradeoff via the property-tax cap regime — 35% assessment ratio + 3% / 8% partial-abatement caps under NRS § 361.471, plus the $3.64/$100 constitutional max combined rate.

MCL § 207.526

Michigan Real Estate

1 calculator

Michigan's two-layer transfer tax — $3.75 + $0.55 per $500 (0.86% combined). Principal Residence Exemption mechanics, the SEV-decline SRETT refund (§ 207.526(u)), and the absence of mortgage tax.

Oregon Const. Art. XI § 11b

Oregon Real Estate

1 calculator

Oregon's Measure 50 assessment system — the 3% annual MAV growth cap, RMV vs MAV mechanics, and the structural divergence between market value and the taxable base that defines Oregon property-tax math.

SC Code § 12-43-220

South Carolina Real Estate

1 calculator

South Carolina's split assessment ratio — 4% legal-residence owner-occupied vs 6% non-owner-occupied / second-home. § 12-37-251 school-operating exemption, 15% point-of-sale reassessment cap.

Tenn. Code § 67-5-501

Tennessee Real Estate

1 calculator

Tennessee's four-class assessment system — residential/farm 25%, commercial/industrial 40%, personal 30%, public utility 55% — plus Greenbelt use-value valuation and the § 67-5-1701 certified tax rate.

Ind. Const. Art. X § 1(f)

Indiana Real Estate

1 calculator

Indiana's constitutional 1-2-3 circuit-breaker caps — 1% homestead, 2% other residential & farmland, 3% non-residential — plus the standard + supplemental homestead deduction stack and the over-65 / blind-disabled deductions.

Mo. Rev. Stat. § 137.115

Missouri Real Estate

1 calculator

Missouri's four-class assessment ratios (residential 19%, agricultural 12%, commercial 32%, personal 33⅓%), the Hancock Amendment rollback under § 137.073, and the § 135.010 Senior Property Tax Credit (Circuit Breaker).

Ky. Const. § 172

Kentucky Real Estate

1 calculator

Kentucky's 100% fair-cash-value assessment, the 11.5¢/$100 state rate under KRS 132.020, and the KRS 132.027 (HB 44) 4% revenue rollback that throttles district rate-setting. KRS 132.810 senior/disability homestead exemption.

La. Const. Art. VII § 18

Louisiana Real Estate

1 calculator

Louisiana's uniquely-low 10% residential assessment ratio (lowest in the US), the Art. VII § 20 $75,000 homestead exemption with Orleans-Parish municipal carve-out, and the Art. VII § 18(F) special-assessment-level freeze for seniors and disabled veterans.

Minn. Stat. § 290A.04

Minnesota Real Estate

1 calculator

Minnesota's three-layer Property Tax Refund (M1PR) system — the Regular Homeowner Refund (up to $3,500), Renter's Credit (up to $2,640), and the Targeting Refund for YoY tax increases above 12%. Form M1PR filed by Aug 15.

Wis. Stat. § 70.05

Wisconsin Real Estate

1 calculator

Wisconsin's full-market-value assessment under § 70.05, the § 70.32 class structure, the uniquely-Wisconsin § 79.10 Lottery & Gaming Credit (funded by lottery proceeds), and the § 79.10(7m) School Levy Tax Credit applied to every parcel's bill.

Ala. Code § 40-8-1

Alabama Real Estate

1 calculator

Alabama's four-class assessment ratios (residential 10%, all-other 20%, utility 30%, motor-vehicle 15%) plus the § 217 Lid Bill millage caps — together delivering the lowest effective property-tax rate in the United States.

Okla. Const. Art. X § 8B

Oklahoma Real Estate

1 calculator

Oklahoma's 11-13.5% county-elected assessment ratio under § 2802, the constitutional 5% homestead / 10% non-homestead taxable-value cap under § 8B / § 2890, the § 2890.1 senior valuation freeze, and the § 2887 $1,000 homestead + § 2888 disabled-vet full exemption.

W. Va. Const. Art. X § 1b

West Virginia Real Estate

1 calculator

West Virginia's constitutional 60% assessment ratio under Art. X § 1b, the § 11-6F-3 four-class millage structure (Class I farm / II owner-occupied / III non-residential outside municipality / IV inside municipality), and the § 11-6B-3 $20,000 senior/disability homestead exemption.

Miss. Code § 27-35-5

Mississippi Real Estate

1 calculator

Mississippi's five-class assessment ratios (10% Class I homestead, 15% Class II/III, 30% Class IV/V), § 27-33-7 Regular Homestead $300 credit, and § 27-33-23 Additional Homestead full $75,000 exemption for seniors and disabled.

Ark. Const. Amend. 79

Arkansas Real Estate

1 calculator

Arkansas's Amendment 79 (2001) 5% homestead / 10% other annual assessment cap, the § 26-26-1118 $425 Property Tax Credit (Act 670 of 2023), and the Amendment 59 Rollback that throttles rates when reappraisal pushes revenue past 10%.

Iowa Code § 441.21

Iowa Real Estate

1 calculator

Iowa's uniquely-statewide § 441.21 rollback (caps residential and ag growth at 3% statewide), the HF 718 (2023) expansion of the § 425.1 Homestead Tax Credit to $142,000 actual value, and the § 426A Military Service Tax Credit categories.

Kan. Const. Art. XI § 1

Kansas Real Estate

1 calculator

Kansas's constitutional classification system (11.5% residential / 25% commercial / 30% other), the § 79-1456 statewide 1.5-mill USD school finance levy, and the § 79-201x Homestead Refund vs § 79-32,261 SAFESR refund pair.

Neb. Rev. Stat. § 77-201

Nebraska Real Estate

1 calculator

Nebraska's 100% (75% ag) actual-value assessment, the § 77-3506 sliding-scale Homestead Exemption keyed to income brackets, and the LB 1107 (2020) refundable income-tax credit at 30% of school-district property taxes paid.

Idaho Code § 63-602G

Idaho Real Estate

1 calculator

Idaho's 100% market-value assessment under § 63-205, the § 63-602G Homeowner's Exemption (the lesser of 50% of value or a statutory cap indexed to the Idaho House Price Index — $125K for 2025), and the § 63-602AA Property Tax Reduction circuit-breaker.

Utah Const. Art. XIII § 2

Utah Real Estate

1 calculator

Utah's uniquely 45% residential primary-property exemption (owner-occupied primary assessed at 55% of FMV; second homes at 100%), § 59-2-1801 Circuit Breaker abatement, and the § 59-2-918 Truth in Taxation public-hearing requirement.

1 calculator

New Mexico's 33⅓% assessment ratio plus the § 7-36-21.3 3% residential Yield Cap (the state's Prop-13 analog), § 7-37-5.1 Head-of-Household exemption, § 7-37-5.6 100% disabled-veteran exemption, and § 7-37-7.1 senior valuation freeze.

N.D.C.C. § 57-02-27

North Dakota Real Estate

1 calculator

North Dakota's two-step assessment chain (50% assessed × 9% residential / 10% commercial) under § 57-02-27, the post-HB-1158 § 57-02-08.1 Homestead Tax Credit sliding scale, and the § 57-02-08 Disabled Veteran credit that stacks with homestead.

SDCL § 10-12-44

South Dakota Real Estate

1 calculator

South Dakota's full-value § 10-4-9 assessment, the § 10-12-44 Owner-Occupied Class C reduced school general fund levy, the § 10-6A assessment freeze (age 65+ or disabled, income-tested), and the § 10-6B refund up to $250.

MCA § 15-6-134

Montana Real Estate

1 calculator

Montana's Class 4 residential 1.35% statewide rate (post-HB-231 2024 reduction from 1.89%), the § 15-6-301 Property Tax Assistance Program for age 62+ or disabled owners on the first $350K of value, and the 2-year reappraisal cycle.

Wyo. Stat. § 39-13-103

Wyoming Real Estate

1 calculator

Wyoming's 9.5% residential / 11.5% industrial / 100% minerals assessment under § 39-13-103, the § 39-13-103(b)(xi) Long-Term Homeowner 50% exemption (25+ years, no income test), and § 39-13-105 Senior/Veterans PTAP.

SBA + 13 CFR Part 120

Small Business Financing

6 calculators

SBA 7(a) loan payment, guarantee fee, and DSCR underwriting math — the financial primitives small-business owners and acquirers need before they walk into a lender.

IRC § 338 + Rev. Rul. 59-60

Business Acquisition

3 calculators

Acquisition-side tools: IRC § 338(h)(10) asset-vs-stock tax comparison, business valuation under Rev. Rul. 59-60 methodology (SDE / EBITDA multiples by industry with DLOM and DLOC discounts), and the gross-up math that closes a deal.

Bengen 1994 + Trinity 1998

Retirement Planning

5 calculators

Withdrawal-rate sustainability backtests anchored to Bengen (1994), the Trinity Study (Cooley/Hubbard/Walz 1998), Morningstar's 2023 update, and Guyton-Klinger guardrails. Surfaces sensitivity to portfolio mix, horizon, and starting valuation.

Hospitality operator economics

Restaurant Operations

10 calculators

Operator economics for full-service and quick-service restaurants — prime cost ratios, FLSA tip-credit math, and the P&L diagnostics that decide whether a shop is healthy, at risk, or unprofitable against National Restaurant Association benchmarks.

Personal-services operator economics

Salon Operations

5 calculators

Operator economics for salons and stylists — chair-rental vs. commission comparison under IRC § 1401 SECA and IRC § 3101 FICA, with worker-classification trap warnings under Rev. Rul. 87-41 and the California AB 5 ABC test.

Independent-worker economics

Freelance Operations

5 calculators

Operator economics for 1099 freelancers and consultants — the billable hourly rate reverse-engineered from a target take-home, covering self-employment tax under IRC § 1401, the IRC § 162(l) health-insurance deduction, Solo 401(k) / SEP IRA capacity, and the 55-70% billable-hour reality.

Mobile hospitality economics

Food Truck Operations

5 calculators

Operator economics for mobile food vendors — per-event contribution margin, breakeven covers, and net profit per hour for comparing farmers markets, corporate catering, and downtown festivals on apples-to-apples terms before signing the vendor agreement.

Hospitality / STR operator economics

Vacation Rental Operations

5 calculators

Operator economics for short-term rental hosts — the minimum Average Daily Rate (ADR) needed to cover mortgage, tax, insurance, cleaning, capex reserves, OTA fees, and lodging-tax remittance at a target occupancy, with sensitivity at occupancy ±10pp.

Small-hotel and boutique-inn operator economics

Hotel / B&B Operations

4 calculators

Operator economics for independent small hotels, bed-and-breakfasts, and boutique inns — STR-standard rooms KPIs (ADR, occupancy, RevPAR, RGI vs comp set), PAII-calibrated contribution-margin breakeven, Kalibri Labs OTA vs direct channel economics, and the stacked state/county/city transient occupancy tax framework. Distinct from the vacation-rental cluster: targets traditional lodging with on-site innkeeper labor and front-desk operations.

Creative-services operator economics

Photography Operations

5 calculators

Operator economics for working photographers — the ASMP/PPA Cost of Doing Business (CODB) framework reverse-engineered from a target take-home, grossed up for self-employment tax under IRC § 1401, and adjusted by shoot-type and license-tier multipliers.

Logistics operator economics

Trucking Operations

5 calculators

Operator economics for single-truck owner-operators — the all-in breakeven rate per loaded mile from diesel, maintenance, insurance, truck payment, dispatch fee, IFTA, and the empty-miles ratio, benchmarked against the OOIDA / ATRI industry band of $1.80-$2.20 per loaded mile.

Subscription-fitness economics

Fitness Operations

5 calculators

Operator economics for gyms, boutique studios, and wellness facilities — the SaaS-style member LTV formula (ARPU × gross margin / monthly churn), CAC payback, and LTV-to-CAC ratio benchmarked against the IHRSA Industry Data Survey and ClubIntel operator reports.

Trades operator economics

Cleaning Service Operations

10 calculators

Operator economics for residential and commercial cleaning operators — bid pricing from a documented cost stack (BLS-benchmarked labor, supplies, IRS standard mileage, overhead allocation) grossed up to a target gross margin, with a minimum / target / premium bid band cross-checked against BSCAI / ISSA benchmarks.

Trades operator economics

Lawn Care Operations

10 calculators

Operator economics for residential and light-commercial lawn-care routes — stops per day, drive-time share, fuel as a percent of revenue, and revenue per truck-hour against National Association of Landscape Professionals (NALP) targets, with the breakeven and 30%-net-margin stops-per-day backsolved.

Trades operator economics

HVAC Operations

10 calculators

Operator economics for residential HVAC service contractors — the required billable hourly rate, diagnostic / trip fee, parts markup, and breakeven call volume from cost-of-doing-business inputs, cross-checked against Service Roundtable, NCI, ACCA benchmarks and BLS SOC 49-9021 wage data.

NRS 116 + super-priority lien

Nevada HOA

9 calculators

Nevada common-interest community calculators under NRS 116 (the Common Interest Ownership Act): the famous nine-month super-priority lien doctrine from SFR Investments, the NRS 116.31162-116.31166 nonjudicial foreclosure timeline, CAM supervised-hour accumulation, reserve-study percent-funded disclosure, and the NRS 116 voting thresholds.

Davis-Stirling Act

California HOA

5 calculators

California common-interest-development calculators under the Davis-Stirling Act (Civil Code §§ 4000-6150): assessment lien and nonjudicial foreclosure timing including the $1,800 / 12-month threshold under § 5705, late-fee + interest caps under § 5650(b), the Open Meeting Act notice windows, reserve-funding percent-funded under § 5570, and the Davis-Stirling quorum + supermajority thresholds.

CCIOA — Colorado Common Interest Ownership Act

Colorado HOA

9 calculators

Colorado common-interest-community calculators under CCIOA (CRS 38-33.3): the six-month super-priority lien under § 38-33.3-316, the Public Trustee nonjudicial foreclosure timeline, CAM renewal + CEU tracking under the Colorado CAM Act (CRS 12-61-1001), CCIOA reserve-study disclosure obligations, and the CCIOA voting + supermajority thresholds.

N.J.S.A. 46:8B Condo Act + PREDFDA

New Jersey HOA & Condo

4 calculators

New Jersey condominium and planned-community calculators under the Condominium Act (N.J.S.A. 46:8B) and Planned Real Estate Development Full Disclosure Act (N.J.S.A. 45:22A): the broadest super-priority lien in the country — 6 months of assessments PLUS attorney fees and collection costs, all in the priority slice — judicial-only foreclosure, fines collectible as assessments under a bylaw schedule, and the 7-day buyer rescission right on resale disclosure.

MCIOA — Minn. Stat. § 515B

Minnesota HOA & Condo

4 calculators

Minnesota common-interest community calculators under the Minnesota Common Interest Ownership Act (MCIOA, Minn. Stat. § 515B): 6-month super-priority lien covering assessments only (attorney fees NOT in the priority slice — contrast New Jersey), and the only state in this platform that permits non-judicial (power-of-sale) foreclosure of HOA/condo assessment liens under § 515B.3-116(b) / Minn. Stat. § 580.

POAA + Georgia Condominium Act

Georgia HOA

9 calculators

Georgia common-interest calculators under the Property Owners' Association Act (OCGA 44-3-220+) and the Georgia Condominium Act (OCGA 44-3-70+): POAA assessment liens with no super-priority and judicial-foreclosure-as-default timing, Georgia CAM licensure eligibility under OCGA 43-46A, condominium quorum thresholds, the Bradford v. Eastside Properties fines-defensibility framework, and resale-disclosure package requirements.

CICAA + Illinois Condominium Property Act

Illinois HOA

9 calculators

Illinois common-interest calculators under the Common Interest Community Association Act (765 ILCS 160) and the Illinois Condominium Property Act (765 ILCS 605): the 765 ILCS 605/9(g) six-month super-priority lien, Section 22.1 resale disclosure timing, CICAA assessment liens, CAM renewal tracking under 225 ILCS 427, condominium quorum + supermajority thresholds, and board / owner meeting notice windows.

POAA + Virginia Condominium Act + CMCA

Virginia HOA

9 calculators

Virginia common-interest calculators under the Property Owners' Association Act (Code of Virginia 55.1-1800+) and the Virginia Condominium Act (55.1-1900+): 14-day resale-disclosure-packet delivery, DPOR-capped resale-packet fees, POAA + condo assessment liens, CMCA / CIC manager renewal under DPOR 18VAC48-50, and condo quorum + vote thresholds.

Trades operator economics

Auto Repair Operations

5 calculators

Operator economics for independent auto-repair shops: flat-rate-hour labor pricing, parts markup, bay throughput, and the required door-rate to cover cost-of-doing-business — cross-checked against BLS SOC 49-3023 wage data, RIA Industry Insights benchmarks, and the AAA shop-rate survey.

Licensed daycare unit economics

Childcare Operations

5 calculators

Unit economics for licensed daycare and early-childhood programs: per-child monthly contribution after teacher-to-child ratio (the dominant economic variable), tuition net of food cost, occupancy, and licensure overhead — referenced against NAEYC accreditation standards, CCAoA cost-of-care data, USDA CACFP reimbursement, BLS SOC 25-2011 wage data, and state DCF licensure ratios.

CIOA + CGS Sec. 20-450 CAM

Connecticut HOA

5 calculators

Connecticut common-interest community calculators under CIOA (Connecticut's Common Interest Ownership Act, UCIOA-derived): the nine-month UCIOA-verbatim super-priority lien under CGS Sec. 47-258, the judicial / strict foreclosure tracks available under CGS Sec. 49-29, the Connecticut CAM credential renewal cycle under the Department of Consumer Protection (CGS Sec. 20-450+), CIOA quorum + supermajority vote thresholds, and the CIOA resale-certificate package required on transfer.

M.G.L. c.183A + Drummer Boy super-lien

Massachusetts Condo

9 calculators

Massachusetts condominium calculators under M.G.L. c.183A: the six-month super-priority assessment lien with rolling re-records doctrine confirmed by Drummer Boy Homes Ass'n v. Britton (Mass. 2016), c.244 foreclosure timing, the 6(d) resale certificate required on unit transfer, condominium quorum + supermajority vote thresholds, and the c.183A special-assessment mechanics. Massachusetts has no state CAM licensure requirement.

HRS 514B + Part II mediation

Hawaii Condo

5 calculators

Hawaii condominium calculators under HRS 514B (Hawaii Condominium Property Act): the HRS 514B-146(g) six-month super-priority assessment lien, HRS 667 foreclosure timing (judicial and Part II nonjudicial), the HRS 514B-146.5 mandatory pre-foreclosure mediation requirement, HRS 514B quorum + supermajority vote thresholds, the resale-disclosure package required on transfer, and the HRS 514B-148 reserve-study funding obligations.

DC Condominium Act + CIC Manager license

D.C. Condominium

4 calculators

District of Columbia condominium calculators under the DC Condominium Act: the six-month super-priority assessment lien under DC Official Code § 42-1903.13, condominium foreclosure timing, the CIC Manager credential renewal cycle under DCMR Title 17 Chapter 33, and DC Condominium Act quorum + supermajority vote thresholds.

NJ Condominium Act + Radburn Act

New Jersey Condo

4 calculators

New Jersey condominium calculators under the NJ Condominium Act (N.J.S.A. 46:8B-1+): the six-month limited-priority assessment lien under N.J.S.A. 46:8B-21, the Public Offering Statement (POS) disclosure package required under the Planned Real Estate Development Full Disclosure Act (PREDFDA) and N.J.A.C. 5:20, and Condominium Act quorum + supermajority vote thresholds (with Radburn Act 2017 election-procedure overlays).

NC Planned Community Act + Condo Act

North Carolina HOA & Condo

8 calculators

North Carolina common-interest community calculators under the Planned Community Act (N.C.G.S. Chapter 47F) and Condominium Act (Chapter 47C): the nine-month UCIOA-verbatim assessment-only super-priority lien under N.C.G.S. §§ 47F-3-116 and 47C-3-116 (attorney fees fall to sub-priority — a NC-specific carve-out), plus Chapter 45 power-of-sale foreclosure with the 10-day upset-bid window unique to NC, and Chapter 47F / 47C quorum and supermajority vote thresholds.

NY Condo Act + Martin Act AG supervision

New York Condo & HOA

5 calculators

New York condominium calculators under RPL Article 9-B (the NY Condominium Act): the RPL § 339-z six-month limited-priority assessments-only lien (no late fees, attorney fees, or fines in the priority slice), RPAPL Article 13 exclusively judicial foreclosure with a typical 24-36 month NYC timeline, and the Attorney General Real Estate Finance Bureau offering-plan and resale-disclosure supervision regime under the Martin Act (GBL Article 23-A).

WUCIOA + Washington Condominium Act

Washington Condo & HOA

9 calculators

Washington common-interest community calculators across the dual WUCIOA / Condominium Act regime split at July 1, 2018: the six-month assessment-lien super-priority under both RCW 64.90.485 (WUCIOA, post-2018 communities) and RCW 64.34.364 (Washington Condominium Act, 1990-2018 communities), the RCW 61.24 Deed of Trust Act 190-day nonjudicial sale notice timeline (the longest in the country), and the WUCIOA quorum, supermajority-vote, and resale-certificate disclosure thresholds.

MD Condo Act + HOA Act

Maryland Condo & HOA

4 calculators

Maryland common-interest community calculators across the dual Condominium Act (Md. Real Property Title 11) and Homeowners Association Act (Title 11B) regimes: the four-month assessments-only super-priority lien (the shortest in the nation and limited to regular periodic assessments, with no late fees, attorney fees, or fines in the priority slice), judicial-only foreclosure under Md. Rules Title 14 (Maryland is the only Mid-Atlantic state without any nonjudicial path), and the prescriptive HOA resale-package fee cap of $250 plus $20 per additional unit document.

UPCA + UCA (UCIOA-derived)

Pennsylvania Condo & HOA

4 calculators

Pennsylvania common-interest community calculators across the dual UCIOA-derived Uniform Planned Community Act (68 Pa. C.S. § 5101+) and Uniform Condominium Act (68 Pa. C.S. § 3101+) regimes: the six-month assessment-lien super-priority under both UPCA and UCA, judicial-only foreclosure under Pa. R.C.P. 1141+ (Pennsylvania allows no nonjudicial path), and the Act 91 Homeowner Emergency Mortgage Assistance Program (HEMAP) pre-foreclosure conciliation context that can extend the judicial timeline.

ORC 5311 Condominium Property Act

Ohio Condo

4 calculators

Ohio condominium calculators under the Condominium Property Act (ORC Chapter 5311): the no-super-priority lien regime where the unit owners' association lien is first in priority to subsequent mortgages but always subordinate to prior recorded first mortgages (a meaningful contrast against the UCIOA super-priority states), and judicial-only foreclosure under ORC Chapter 2329 with the customary Ohio sheriff's sale and confirmation-of-sale timeline.

AZ Planned Communities Act + Condo Act

Arizona Condo & HOA

7 calculators

Arizona common-interest community calculators across the Planned Communities Act (ARS § 33-1801+) and Condominium Act (ARS § 33-1201+): no super-priority over a prior first mortgage, the unique ARS § 33-1807(A) foreclosure prerequisite that the unit owner be either one year or more in arrears OR carry an unpaid assessment balance of $1,200 or more before judicial foreclosure may proceed, judicial-only foreclosure, and no state CAM license requirement.

ORC Chapter 5311 + Chapter 5312

Ohio HOA & Condo

4 calculators

Ohio condominium and planned-community calculators under the Ohio Condominium Property Act (ORC Chapter 5311) and Planned Community Act (ORC Chapter 5312): assessment liens, reserve fund adequacy with 2/3-owner waiver vote, fines under association rules, and the 10-day resale certificate with 3-business-day buyer rescission right. Ohio is not a confirmed super-priority state — assessment liens are generally subordinate to a recorded first mortgage.

OR Planned Community Act + Condo Act

Oregon Condo & HOA

4 calculators

Oregon common-interest community calculators across the Planned Community Act (ORS Chapter 94) and Condominium Act (ORS Chapter 100): the six-month assessment-lien super-priority under ORS 94.709 / 100.450, nonjudicial trust-deed foreclosure permitted under ORS Chapter 86 alongside the judicial path, and no state CAM license requirement.

MCL § 559 Condominium Act

Michigan Condo

4 calculators

Michigan condominium calculators under the Condominium Act (MCL § 559.101+): no super-priority — the association lien is always subordinate to a prior recorded first mortgage — nonjudicial foreclosure by advertisement permitted under MCL § 559.208(2) (alongside the judicial path under MCL § 600.3201+), and no statutory resale-disclosure regime beyond the records-access right under MCL § 559.192(3).

MCIOA — Minn. Stat. Ch. 515B

Minnesota Common Interest Community

4 calculators

Minnesota common-interest community calculators under MCIOA (Minn. Stat. Ch. 515B, the UCIOA-derived act): the six-month assessment-lien super-priority with the Minnesota-unique twelve-month expansion option triggered by 90-day pre-notice to the first mortgagee, plus nonjudicial foreclosure by advertisement under Minn. Stat. Ch. 580. No state CAM license is required.

TN Horizontal Property Act + Condo Act

Tennessee Condo & HOA

4 calculators

Tennessee common-interest community calculators under the Horizontal Property Act and Tennessee Condominium Act (Tenn. Code Ann. § 66-27-101+): no super-priority — the association lien is subordinate to a prior recorded first mortgage — with nonjudicial trust-deed foreclosure permitted under Tenn. Code Ann. § 35-5-101+. No state CAM license is required.

IC 32-25 + 32-25.5 (Condo Act + HOA Act)

Indiana Condo & HOA

8 calculators

Indiana common-interest community calculators under the Condominium Act (IC 32-25) and Homeowners Association Act (IC 32-25.5): no super-priority — the association lien is always subordinate to a prior recorded first mortgage — and judicial-only foreclosure under IC 32-29 with a typical 12-18 month timeline. No state CAM licensure is required.

Mo. Rev. Stat. Ch. 448 (UCA-derived)

Missouri Condo

4 calculators

Missouri condominium calculators under the UCA-derived Condominium Act (Mo. Rev. Stat. Ch. 448): the six-month assessment-lien super-priority under § 448.3-116 and deed-of-trust nonjudicial foreclosure under Mo. Rev. Stat. Ch. 443 (Missouri is the original deed-of-trust state). No state CAM licensure is required.

Ala. Code § 35-8A (UCA-derived)

Alabama Condo & HOA

4 calculators

Alabama condominium and HOA calculators under the UCA-derived Alabama Uniform Condominium Act (Ala. Code § 35-8A): the six-month assessment-lien super-priority under § 35-8A-316 and nonjudicial power-of-sale foreclosure under Ala. Code § 35-10 with the one-year statutory redemption period under § 6-5-247. No state CAM licensure is required.

Wis. Stat. Ch. 703

Wisconsin Condo & HOA

4 calculators

Wisconsin condominium and HOA calculators under the Wisconsin Condominium Act (Wis. Stat. Ch. 703): a non-UCIOA regime with NO statutory super-priority for association liens, paired with judicial-only foreclosure under Wis. Stat. Ch. 846 — including the six-month deficiency-waiver election versus the twelve-month default statutory redemption period. No state CAM licensure is required.

VCIOA — 27A V.S.A. (UCIOA verbatim)

Vermont Common Interest Community

4 calculators

Vermont Common Interest Community calculators under the Vermont Common Interest Ownership Act (27A V.S.A.), which adopts UCIOA verbatim — including the six-month UCIOA-verbatim assessment-lien super-priority under § 3-116. Foreclosure is judicial-only under 12 V.S.A. § 4528 with a mandatory 90-day cure period, a 180-day default redemption window, and a one-year redemption period for owner-occupied residential property.

SC HOA Act + Horizontal Property Act

South Carolina Condo & HOA

4 calculators

South Carolina condominium and HOA calculators under the SC HOA Act (§ 27-30) and Horizontal Property Act (§ 27-31) — a regime with NO statutory super-priority for association liens and judicial-only foreclosure through master-in-equity hearings under SCRCP Rule 53. The 30-day upset-bid window under S.C. Code § 15-39-650 makes the full timeline one of the country's most lender-friendly judicial processes at six to twelve months, and no state CAM licensure is required.

DUCIOA — 25 Del. C. § 81 (UCIOA verbatim)

Delaware Common Interest Community

4 calculators

Delaware Common Interest Community calculators under DUCIOA (25 Del. C. § 81), which adopts UCIOA verbatim — including the six-month UCIOA-verbatim assessment-lien super-priority under § 81-316. Foreclosure is judicial-only through Delaware Chancery Court under 10 Del. C. § 5061+ with a 3-day post-sale confirmation challenge window under 10 Del. C. § 5065, and no state CAM licensure is required.

RSA 356-B (pre-UCIOA Condo Act)

New Hampshire Condo

4 calculators

New Hampshire condominium calculators under the pre-UCIOA RSA 356-B framework with a limited assessment-lien super-priority element rather than the full UCIOA six-month rule. Foreclosure runs through a dual regime — judicial action or the RSA 479 nonjudicial power-of-sale procedure with RSA 510:2 service — and the statute defaults to a 50% quorum and a unanimous-consent termination threshold that distinguishes RSA 356-B from its UCIOA peers.

UCIOA — AS 34.08 (verbatim)

Alaska Common Interest Community

4 calculators

Alaska common-interest-community calculators under AS 34.08, the UCIOA-verbatim Common Interest Ownership Act, with the six-month assessment-lien super-priority of AS 34.08.470 and the AS 34.20.070+ nonjudicial deed-of-trust foreclosure track (90-day cure period, four-week sale notice, no post-sale redemption). Anchored to Alaska's 34-recording-district system with no state CAM licensure regime overlaying the statute.

R.I. Gen. Laws § 34-36.1 (UCIOA-derived)

Rhode Island Condo

4 calculators

Rhode Island condominium calculators under R.I. Gen. Laws § 34-36.1, the UCIOA-derived Condominium Act, with the six-month assessment-lien super-priority of § 34-36.1-3.16. Foreclosure runs through the § 34-27 nonjudicial power-of-sale procedure with 45-day mortgagor notice and 21-day publication, and there is no statutory post-sale right of redemption.

33 M.R.S. § 1601 (UCIOA-derived)

Maine Condo

4 calculators

Maine condominium calculators under 33 M.R.S. § 1601, the UCIOA-derived Maine Condominium Act, with the six-month assessment-lien super-priority of § 1603-116. Foreclosure runs through judicial-only proceedings under 14 M.R.S. § 6321+ with mandatory § 6321-A mediation for owner-occupied residential units and a § 6322 90-day post-judgment redemption window, and there is no state CAM licensure regime overlaying the statute.

WVUCIOA — W. Va. Code § 36B

West Virginia Common Interest Community

4 calculators

West Virginia common-interest-community calculators under W. Va. Code § 36B, the UCIOA-derived Uniform Common Interest Ownership Act (WVUCIOA), with the six-month assessment-lien super-priority of § 36B-3-116. Foreclosure runs through the § 38-1-3 nonjudicial trustee-sale procedure with 30-day written notice plus 30-day publication, and there is no statutory post-sale right of redemption.

Utah Code § 57-8 + § 57-8a

Utah Condo & HOA

4 calculators

Utah condominium and HOA calculators under Utah Code § 57-8 (Condominium Ownership Act) and § 57-8a (Community Association Act) — a non-UCIOA regime with no six-month super-priority. Foreclosure runs through the § 57-1-23 nonjudicial trust-deed procedure with a 3-month notice of default and a 4-week sale notice, and the statute requires a mandatory reserve analysis every six years under § 57-8-7.5, putting Utah in the small group of states with statutory reserve mandates post-Surfside.

KRS Ch. 381 Horizontal Property Law

Kentucky Condo

4 calculators

Kentucky condominium calculators under KRS Ch. 381 Horizontal Property Law — a non-UCIOA regime with no statutory six-month assessment-lien super-priority. Foreclosure is judicial-only under KRS Ch. 426 through a Master Commissioner sale, with the distinctive 2/3-of-appraisal redemption rule of KRS § 426.530 and no statutory resale-package regime.

Iowa Code Ch. 499B + 499C

Iowa Condo & HOA

4 calculators

Iowa condominium and HOA calculators under Iowa Code Ch. 499B (Horizontal Property Act) — a non-UCIOA regime with no statutory six-month assessment-lien super-priority. Foreclosure is judicial-only under Ch. 654 with either a 6-month shortened or 1-year default redemption period depending on property type, and there is no UCIOA resale-certificate regime (broker disclosure runs through Ch. 543B and § 558A).

Trades operator economics

Contractor Operations

9 calculators

Contractor operating calculators covering target-margin bid pricing against CFMA-benchmarked segment margins (residential 8-15%, commercial 5-10%, specialty 12-20%), change-order disruption-cost recovery, progress-billing cash flow with retention, and licensure plus insurance carrying cost. Anchored to industry-standard AIA forms and NCCI class codes rather than a single statute.

NMSA § 47-7 (UCIOA-derived)

New Mexico Common Interest Community

4 calculators

New Mexico common-interest-community calculators under NMSA § 47-7 (the UCIOA-derived NM Condo Act and HOA Act), including the six-month assessment-lien super-priority of § 47-7C-316. Foreclosure is judicial-only under NMSA § 39-5 with a § 39-5-18 9-month post-sale redemption period — one of the longest in the country — and there is no state CAM licensure regime.

LSA-R.S. 9:1121 + civil-law tradition

Louisiana Condo

3 calculators

Louisiana condominium calculators under LSA-R.S. 9:1121.101+ (Condominium Act) — a civil-law privilege framework rather than a common-law lien, with no six-month UCIOA super-priority anywhere in the Louisiana regime. Foreclosure runs through the Louisiana-unique executory process of LSA-C.C.P. art. 2631+ (seizure and sale by authentic act), with no statutory post-sale redemption period.

AVMA / AAHA operator economics

Veterinary Operations

3 calculators

Veterinary clinic operating calculators covering AVMA-benchmarked service-fee schedule pricing, DVM and tech productivity plus leverage analysis against AAHA practice management benchmarks, and in-house equipment ROI for diagnostic, lab, and imaging capacity. Anchored to AVMA Economics & Statistics data and BLS SOC 29-1131 veterinarian wage benchmarks rather than a single statute.

Commercial pool maintenance operator economics

Pool Service Operations

4 calculators

Residential and commercial pool service operator economics: route-pricing for monthly residential service stops, commercial pool service contract pricing against CDC Model Aquatic Health Code and PHTA/IPSSA industry standards, variable-speed pump replacement ROI under the DOE 2021 pool-pump efficiency standard, and chemical cost-per-gallon projection for chlorine, acid, salt, and stabilizer.

Contract guard + alarm monitoring + access control

Security Operations

4 calculators

Contract security operator economics: guard contract bill-rate construction off NAICS 561612 wage data, alarm monitoring portfolio LTV anchored to the SDM industry survey and the 35-60x RMR valuation multiple, gate-access system ROI for gated communities, and state-by-state guard licensure tracking across CA BSIS, FL Class D, NY DOS, and TX DPSPSB.

CAI / AAOM / NARPM benchmarks

Community Association Management Operations

4 calculators

Community association management firm operator economics: per-door monthly fee pricing against CAI / AAOM / NARPM benchmarks, community manager portfolio capacity planning, association management firm M&A valuation against PE-consolidator (Associa, FirstService Residential, RealManage) comps, and HOA accounts-receivable aging collection projection.

ADA / AGD / DSO industry economics

Dental Practice Operations

4 calculators

Dental practice operator economics: overhead-percentage benchmarking against the ADA Survey of Dental Practice, hygiene department productivity anchored to AAHA standards and BLS SOC 29-1292 hygienist wage data, practice acquisition valuation against DSO consolidator multiples, and in-house equipment ROI for CBCT, intraoral scanners, and CAD/CAM mills.

ASME A17 / NAEC / NEIEP industry economics

Elevator Service Operations

4 calculators

Elevator service operator economics: per-unit monthly maintenance contract pricing (FMC / O&G / On-Call by equipment type and age), modernization vs repair ROI, ASME A17.1 §8.10 Category 1 + Category 5 inspection compliance, and NAEC contractor license + bond + insurance stack against the 3-7% revenue benchmark.

NPMA / EPA FIFRA / state DACS-CA DPR-TX TDA-NY DEC

Pest Control Operations

9 calculators

Pest-control operator economics: NPMA per-visit recurring-route pricing by cadence with chemical-cost-of-revenue and route-density benchmarks, commercial sqft-band pricing with IPM and FDA FSMA premium, actuarial termite-bond pricing across treatment types, and state pesticide-applicator CEU + renewal tracking under EPA FIFRA 40 CFR Part 171.

PDCA / NCCI 5474 / IBBA + BizBuySell industry economics

Painting Contractor Operations

4 calculators

Painting-contractor operator economics: per-job estimating against PDCA production-rate bands by surface and prep level, bid-markup math against PDCA segment-margin bands (residential interior 12-22% / exterior 8-15% / commercial 5-10% / industrial 10-18% / HOA capital 10-18%), crew productivity tracking with PDCA P1/P2 quality-gated bonus tiers, and small-painting-business acquisition valuation against BizBuySell + IBBA Market Pulse multiples.

NRCA / NCCI 5551 / state-specific storm claim statutes

Roofing Contractor Operations

4 calculators

Roofing-contractor operator economics: per-square bid estimating with NRCA labor productivity by material and pitch, actuarial workmanship-warranty reserve pricing, ACV vs RCV storm-damage claim modeling under state statutes (FL §627.7152, TX Ch. 542, CO HB-23-1273, CA SB-824), and roofing-business acquisition valuation across individual / strategic / PE-platform multiple bands.

Hospitality / waterfront operator economics

Marina Operations

4 calculators

Operator economics for full-service marinas: per-foot slip rental pricing with the AMI five-tier rate card and RevPAR benchmarks, fuel-dock margin on gasoline and diesel with EPA SPCC compliance under 40 CFR Part 112, haul-out and on-land storage pricing with travel-lift ROI, and the annual environmental compliance cost stack across SPCC, NPDES stormwater, USCG MSD pump-out, and state Clean Marina certification.

Retail and wholesale bakery operator economics

Bakery / Café Operations

4 calculators

Operator economics for retail bakeries, cafés, and wholesale bakery channels — prime cost ratio (food + labor as a share of sales) measured against NRA and Retail Bakers of America benchmarks, recipe costing with ingredient-yield and labor allocation, custom wedding cake pricing with PWG/ICES labor allowances, and side-by-side wholesale-vs-retail channel margin comparison for hybrid operators.

Service-electrical operator economics

Electrical Contractor Operations

8 calculators

Operator economics for residential and light-commercial electrical contractors — flat-rate service-call pricing using NECA Manual of Labor Units and BLS SOC 47-2111 wage benchmarks, 100A→200A and 200A→400A panel upgrade bid pricing under NEC Articles 230 / 408 (including § 408.36 ground-fault protection), and Level 2 / DC fast-charger EV installation pricing aligned to NEC Article 625.

Service-plumbing operator economics

Plumbing Contractor Operations

9 calculators

Operator economics for residential and commercial plumbing contractors — flat-rate service-call pricing under PHCC Service & Repair benchmarks with BLS SOC 47-2152 wages, annual service-contract pricing for repeat-customer programs, ASSE 5110 backflow prevention assembly testing pricing for the cross-connection-control channel under IPC § 608, and state-by-state plumbing-license bond cost analysis.

Self-storage facility operator economics

Self-Storage Operations

4 calculators

Operator economics for self-storage facility operators — revenue per square foot benchmarked against SSA and Cushman & Wakefield industry reports, climate-controlled vs standard unit ROI for conversion decisions, facility acquisition cap-rate analysis tracking MJ Partners / Marcus & Millichap multiples, and lien-sale / auction recovery economics under state self-storage statutes.

Tree-care and arboriculture operator economics

Tree Service Operations

4 calculators

Operator economics for tree service and arboriculture operators — single-removal job pricing aligned to ISA BMP and ANSI A300 performance standards, recurring contract pricing for residential and HOA accounts, storm-damage emergency response premium pricing with ANSI Z133 safety overhead, and arborist licensure plus insurance cost across ISA credentialing tiers and state tree-care contractor regimes.

Solid-waste and roll-off operator economics

Waste Hauling Operations

4 calculators

Operator economics for waste hauling and roll-off container operators — commercial front-load dumpster rental pricing on the SWANA route-density model, residential recurring collection pricing per route, construction-debris (C&D) roll-off pricing with disposal-cost pass-through and tipping-fee waterfall, and CDL driver cost per route under FMCSA Hours-of-Service constraints (49 CFR § 395.3) on dedicated-route economics.

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