For Lessees: The Number That Matters Is All-In Cost
Base rent is only part of the check. On a triple net lease, taxes, insurance and common-area maintenance often add 25–40% on top of base rent in Florida, and insurance has been the fastest-rising piece. The tenant view adds those expenses, applies free rent and escalators, and shows your monthly payment, total cost over the term and cash due at signing.
For Owners: Face Rent Is Not What You Keep
Free rent, tenant improvements and the leasing commission are paid before the lease earns a dollar. The owner view nets them out and shows net effective rent and the months it takes to earn back that outlay. Comparing two offers? Run both. Need the TI number first? Use the TI allowance calculator; for escalator schedules, the rent escalation calculator.
How do I calculate monthly rent on a commercial lease?
Multiply the square footage by the annual rent per square foot and divide by 12. On a triple net (NNN) lease, add your share of taxes, insurance and common-area maintenance the same way. Example: 5,000 SF at $24/SF base plus $8/SF NNN is 5,000 × $32 ÷ 12 = $13,333 a month.
What is the difference between NNN, modified gross and full service leases?
On a triple net lease the tenant pays base rent plus property taxes, insurance and maintenance. On a full service gross lease the owner pays those expenses out of the rent. A modified gross lease splits them, usually through a base year or expense stop.
Do I still pay Florida sales tax on commercial rent?
No. Florida repealed its state sales tax on commercial rent effective October 1, 2025. Leases signed before then may still reference it, so check older leases for billing that should have stopped.
How should an owner judge a lease offer?
Look past the face rent. Subtract free rent, tenant improvement dollars and the leasing commission, then compare net effective rent and how many months it takes to earn back that up-front outlay. The owner view of this calculator shows both.