Owner Dashboard

Sovereign Real Estate & Fiscal Infrastructure

Every calculation is AES-256 session-scoped. No metric crosses users.

I agree to the Ephemeral Privacy Shield terms.After the first typed input, all session variables, calculator outputs, and displayed strings are zeroed out exactly 7 minutes later.

Select Active Regional Compliance Gateway

FL · TX · NY

Context current_compliance_context = US — bound to the Ephemeral Privacy Shield. Purge resets the gateway to United States.

Active Modules

Session Encryption

AES-256-GCM

Auto-Purge Window

7 min

Compliance Coverage

FL · TX · NY

Section 1031 Exchange Fiscal Gate

Federal capital-gains deferral with 45/180-day IRS deadline countdowns.

Original Property Sale Date

Unrealized Capital Gains ($)

Effective Federal Rate (%) — override

Effective Federal Rate

0.00%

Deferred Capital Gains Tax

$0.00

Status

Awaiting inputs

Immutable Legal Deadlines

45-Day Identification Window

—

Enter sale date.

Identify replacement properties in writing to the QI by this date.

180-Day Closing Window

—

Enter sale date.

All replacement acquisitions must close on or before this date.

Multi-State & International Fiscal Matrix

Miami · Dallas · NYC · London · Dubai · Cairo — September 21, 2026 statutory framework.

State / Location

Target Sale Price ($)

Mortgage Payoff ($) — enter 0 if none

Broker Fees (%)

Enter required inputs — sale price and mortgage payoff must be supplied before any statutory deductions are computed.

Miami-Dade single-family exception ($0.60 / $100)

Pending November 3, 2026 Voter Ratification (Amendment 3): proposed non-homestead annual assessment cap to fall from 10% down to 5%, and homestead exemptions to scale to $250,000 by 2028.

Sale Price	—
Mortgage Payoff	—
Broker Commission (—)	—
Final Net Proceeds	Enter required inputs

Tablet-ready live presentation view.

Filing deadlines — NYC non-primary appeal: October 6, 2026 · Texas foreign-ownership (SB 17) compliance reporting: September 27, 2026 · UK PRS Database registration opens: December 15, 2026.

FHA vs Conventional Loan Balance Matrix

First-time buyer combat simulator — mobile-optimized.

Target Residential Valuation ($)

Conventional Down Payment (3–20%)

Rate (%) — 30-yr fixed

FHA Scenario

Minimum Down (3.5%)$0.00

Upfront MIP (1.75%)$0.00

Financed Balance$0.00

Monthly P&I$0.00

Monthly MIP (0.85% / yr, life of loan)$0.00

Total Monthly$0.00

MIP does not auto-drop. Persists for the entire loan term.

Conventional (10% down)

Down Payment$0.00

Financed Balance$0.00

Current LTV0.00%

Monthly P&I$0.00

Monthly PMI$0.00 (LTV ≤ 80%)

Total Monthly$0.00

PMI auto-terminates when LTV reaches 80%.

Delta (Conventional − FHA):$0.00 / mo (parity)

MIP does not auto-drop. PMI auto-terminates when LTV reaches 80%.

NAR Settlement Concession Sandbox

Compare price cut vs seller concession / rate buydown.

Listing Price ($)

Proposed Concession ($)

Buyer Down (%)

Base Rate (%)

A — Price Reduction

Recommended

New List Price$0.00

Seller Net (pre-fees)$0.00

Buyer Monthly P&I$0.00

Buyer Rate6.75%

B — Concession / Rate Buydown

List Price (unchanged)$0.00

Seller Net (pre-fees)$0.00

Buyer Monthly P&I$0.00

Effective Rate6.75% (−0.00)

Highest seller net cash paired with lowest buyer monthly wins. Marketing positioning also favors Strategy B: the listing stays at anchor price.

ESCROW Matcher · Jurisdictional Compliance Grid

US federal + London · Dubai · Cairo closing safeguards — live statutory matrix.

State / Location

Property Value ($)

Cash DealBuyer: LLC / Trust / Corp

Foreign Seller (FIRPTA)

Fraudulent Rental Entry Felony Act

Tenant screening data forged or materially false

HOA Enforcement Reform § 720.305

Written Notice Date (mandatory 14-day window)

Proposed Fine ($)

Violation resolved before the hearing

Earliest Permitted Hearing Date

—

Enforceable Fine

$0.00

Hearing required before any fine attaches.

Live Local Act 4.0 (YIGBY)

Total Units in Development

Mandatory Affordable Allocation (40%)

0 unit(s)

Affordability Covenant Term

30 years (locked)

Dimensional setback or stepback requirements may not override state-authorized height maximums.

Radon Gas Disclosure (mandatory)

Line-item required

FL Statute §404.056(5)

HOA / Condo Doc Fees (est.)

$650.00

§718.503 / §720.401 disclosure package.

AI Lead Classifier · Social Stream Ingestion

TikTok · Instagram · MLS ingestion — HOT/WARM/COLD triage with Patrick auto-drafting.

Agent Social Channel SynchronizationPatrick AI: Fully Synchronized & Authorized to Respond

TikTok Profile Handle (@)

2–24 characters: letters, numbers, underscores and periods. The “@” is added automatically.

Instagram Business Handle (@)

1–30 characters: letters, numbers, underscores and periods. The “@” is added automatically.

HOT

WARM

COLD

TikTok · @miami_dreamer

How do I buy a condo with cash next month? Urgent!

HOT

Instagram · @sarah.moves

Just interested in checking prices for later maybe next year.

WARM

MLS · buyer_agent_12

Pre-approved $2.4M. Cash or conventional. ARV strong.

HOT

Patrick Notification CoreFlash alerts pushed on every [HOT] / [WARM] triage

No qualified alerts in this session.