Seller-carry atlas · 2026-09-02

ACS heat is who can say yes. A recorded PMM is the note.

ACS B25081 is owner-occupied units with no mortgage — who can say yes. A recorded PMM is the note. AFR is the floor. Usury is the ceiling. The clerk is still the ledger.

Sell the protocol, the methodology, the template, the playbook, and the licensed snapshot. Desk review of a packet you send is Seller-Carry File Review. Do not host the calculator. Do not sell the note. Do not scrape listings. StackDesk is the workbench (github.com/CreoDAMO/StackDesk). SSDF sits next to it the same way it sits next to BasisGuard. Same company. Different ledgers. This store does not call the desk.

Buy the source atlas Seller-Carry Protocol GET /api/carry

Florida ACS

44.2%

Owner-occupied units with no mortgage. ACS 2024 5-year, table B25081. Hunt overlay, not listings.

AFR snapshot

IRS monthly AFR tables, annual compounding. Snapshot: Rev. Rul. 2026-17, September 2026 — short 4.18 / mid 4.49 / long 5.12. Product is methodology. Re-verify at closing. Not FRED.

Stamps

Florida documentary stamps: deed $0.70/$100 statewide; Miami-Dade SFR $0.60 / other $1.05; note $0.35 cap $2,450; intangible $0.20 uncapped. Ceil per $100. Re-verify at closing.

67 counties · ranked by free-and-clear share. ACS is who can say yes, not a listing feed.

FIPS 12043

Glades

71.0% clear

2,717 of 3,829 owner-occupied units with no mortgage.

Use the Florida clerks directory for recording fees and official records.

Investment 1-unit. The ACS heat is this universe.

County JSON

Hard rules

Ten stops. No calculator on this page.

1Free-and-clear, or the existing lien is paid at this table
2Warranty deed + recorded purchase-money mortgage — no land contract
3Note #2 ≥ AFR for the term bucket and the month of closing. No 0% notes
4Subject-to / wraps are attorney-required, not menu items
5Two lawyers: buyer drafts, seller reviews independently
6Licensed third-party servicing of Note #2
7Simultaneous close at one Florida title table
8Recording order: deed → mtg 1 → PMM 2 → ICA / kicker memo
9If the senior forecloses, the kicker dies and the second can be wiped
10Purchase money sits with a licensed title company or a Florida attorney trust — never SSDF

Rev. Rul. 2026-17

AFR buckets

short-term · ≤ 3 years4.18%
mid-term · over 3 and up to 9 years4.49%
long-term · over 9 years5.12%

IRS monthly AFR tables — verify at closing. Not FRED.

Fla. Stat. ch. 687

Stamps & usury

Deed statewide $0.70 / $100
Miami-Dade SFR $0.60 · other $1.05
Note $0.35 / $100, cap $2,450
Intangible $0.20 / $100, uncapped
Usury 18% under $500k / 25% at or above

AFR is a floor. Usury is a ceiling. Counsel cites the subsection.

Kicker

Four options. Default is A.

Option A

Back-end participation

Default. Seller receives a defined percentage of net sale or refinance proceeds above a hurdle. Separate Participation Agreement, recorded as a covenant, not a third lien.

Option B

Appreciation-sharing note

The balloon on Note #2 is a formula of appraised value at maturity. One instrument. Needs a defined appraisal mechanism.

Option C

Recorded option to participate

Strongest recorded protection. Most attorney-intensive.

Option D

Cash-flow kicker

Share of NOI above a coverage threshold. Multifamily / CRE with books. Audit right.

Lender teasers

Name, kind, location. Boxes are in the overlay.

Outreach list, not endorsements, not a consumer report, not a bureau, not matching, not a rate lock. Confirm NMLS / Florida OFR before outreach. Fits is earned against a published box — never an approval. A 70/30 at $0 down is 100% CLTV and scores No on firsts that never published that cap.

CRE Fits is earned only when a shop publishes a CRE max CLTV and a subordinate-financing policy. A 1–4 DSCR card, First Florida mixed-use, or a typed-in private first stays No.

Mortgage-World.com

dscr · broker · Florida (broker)

Sub-620 DSCR at lower LTV

First Florida Financial

dscr · broker · Fort Myers

2–8 unit and mixed-use

DSCR Capital Partners

dscr · broker · National / Florida

Foreign national and 620+ DSCR

Mbanc

dscr · direct · Florida

Cleaner credit, statewide