Florida Mortgage Loans
VA, FHA, DSCR & More

VA Home Loans

Zero down payment, no PMI, and competitive rates for Florida veterans. Major VA installations include NAS Jacksonville, MacDill AFB, Naval Station Pensacola, Patrick SFB, and Eglin AFB.

VA Streamline Refinance (IRRRL)

Already have a VA loan in Florida? The IRRRL is the fastest way to lower your rate with minimal paperwork and no appraisal required in most cases.

VA Construction Loans

Building your home in Florida? VA construction loans let eligible veterans build with zero down. One-time close locks your rate from day one and eliminates two closings.

FHA Loans

3.5% down with flexible credit requirements starting at 580. FHA is the most common entry point for Florida’s first-time buyers and is stackable with Florida Housing down payment assistance programs.

Conventional Loans

Fannie Mae and Freddie Mac financing up to $832,750 ($929,200 in Monroe County). Strong credit borrowers often find the best overall rates with conventional loans in Florida’s market.

First-Time Homebuyer

Florida Housing Finance Corporation programs, down payment assistance up to $10,000, and below-market rate options. Educational-first approach to set Florida buyers up for long-term success.

Construction Loans

One-time close construction loans that roll into permanent financing — locking your rate from day one. Florida’s active new-build market makes one-time close the smart choice for rate certainty.

Cash-Out Refinance

Florida homeowners have built significant equity since 2020. Access it for renovations, investments, or debt consolidation. Conventional up to 80% LTV; DSCR cash-out available for investors.

DSCR Investor Loans

Qualify on rental income — no personal tax returns required. Close in an LLC. Florida’s short-term rental markets in Orlando, Tampa Bay, and the Gulf Coast deliver strong DSCR ratios for investors.

Home Equity / HELOC

Tap your Florida home’s equity for renovations, investments, or major expenses without refinancing your first mortgage. HELOCs offer flexible, revolving access to your equity at a competitive rate.

For Florida Veterans

The Full Story on Florida VA Loans

Florida is home to over 1.5 million veterans and one of the largest active-duty military populations in the United States. From NAS Jacksonville and MacDill AFB in Tampa to Naval Station Pensacola and Eglin AFB in the Panhandle — Florida’s military communities deserve a lender who truly understands VA benefits. As a veteran-owned broker, that’s what we’re built for.

• ✓ No down payment for veterans with full entitlement — regardless of home price in any Florida county
• ✓ No private mortgage insurance (PMI) — saving Florida veterans hundreds of dollars per month vs. conventional loans
• ✓ Competitive interest rates — typically lower than conventional on equivalent loan scenarios
• ✓ Flexible credit guidelines — qualifying is achievable for veterans still building credit after service
• ✓ VA IRRRL (streamline refinance) available to lower your rate if you already own in Florida with a VA loan

No Upfront Credit Check

We evaluate your strategy and structure first. You’ll understand exactly where you stand before we ever pull your credit.

Shop Multiple Lenders

Multiple lenders compete for your Florida business — better rates and terms than a single bank’s pricing.

Veteran-Owned & Operated

Army veteran-led business built on integrity and genuine commitment — especially to fellow Florida veterans.

Educational First Approach

Video calls, transparent explanations, no pressure. We set you up for long-term financial success in Florida.

Dedicated Processor

Same team throughout your entire Florida loan process. No getting shuffled between strangers at critical moments.

Lender for Life

Annual real estate reviews to track your Florida equity, optimize your rate, and identify opportunities as the market evolves.

Strategy Call

We discuss your Florida home goals, timeline, and financial situation — with no credit pull and no commitment required.

Loan Structure Review

We identify the best loan type for your Florida market and price range — VA, FHA, conventional, DSCR, or construction.

Lender Shopping

We shop multiple Florida-approved lenders to compare rates and terms — presenting you with the best options side by side.

Pre-Approval

Once you decide to move forward, we lock in your pre-approval letter — giving you a competitive edge in Florida’s active market.

Under Contract & Processing

Your dedicated processor manages every document, inspection, and lender condition — you stay informed without the stress.

Clear to Close

On-time, on-budget closing in Florida — with the same team who started the process with you. And we’re your lender for life after the keys are in hand.

Can I use a VA loan anywhere in Florida, including Miami or Naples?

Yes. Veterans with full entitlement have no VA loan limit under current guidelines — you can purchase any price home in any of Florida’s 67 counties with zero down payment. If you have remaining entitlement from a prior VA loan, county limits may apply. We review your Certificate of Eligibility to map out your exact buying power before you start shopping.

What is the 2026 conforming loan limit in Florida?

The 2026 baseline conforming limit is $832,750 for the vast majority of Florida counties. Monroe County (Florida Keys) is designated a high-cost county at $929,200. Jumbo financing is available for loan amounts above these limits — we work with multiple jumbo lenders to find the best rate for your Florida purchase price.

What Florida first-time homebuyer programs are available?

Florida Housing Finance Corporation offers several programs including the Florida First mortgage (30-year fixed at below-market rates), the HFA Preferred and HFA Advantage conventional options, and the Florida Assist Second Mortgage (up to $10,000 in down payment assistance at 0% interest). Many county-level programs also exist. FHA loans paired with Florida Housing assistance can dramatically reduce upfront costs. Eligibility and funding availability vary — contact us to find the best combination for your situation.

Which Florida markets are best for DSCR investor loans?

Orlando leads Florida for short-term rental DSCR loans due to Disney, Universal, and year-round tourism demand. Tampa and Jacksonville offer strong long-term rental yields with growing job markets. Cape Coral and Fort Myers provide lower entry costs with solid cap rates on the Gulf Coast. Miami and Fort Lauderdale attract appreciation-driven strategies with a global tenant pool. We advise across all 67 counties.

Do you require an upfront credit check to get started?

No — and that’s intentional. We begin with a strategy and structure conversation. Once we understand your Florida goals, timeline, and financial situation, you’ll know exactly where you stand. We pull credit only when you’ve made a clear decision to move forward with an application.

Can I do a cash-out refinance on a Florida investment property?

Yes. Cash-out refinancing is available on both primary residences and investment properties in Florida. Conventional cash-out typically allows up to 80% LTV on primary residences and up to 75% LTV on investment properties. DSCR cash-out is available for investors qualifying on rental income. Florida’s rapid home appreciation since 2020 means many owners have significant equity available to access for renovations, investments, or debt consolidation.

What types of construction loans are available in Florida?

We offer one-time close construction loans that roll into permanent financing and lock your rate from day one — eliminating two closings and two sets of closing costs. VA construction loans are available for eligible Florida veterans building a primary residence with zero down. FHA and conventional construction-to-permanent options are also available. Florida’s active new construction market — especially in Tampa Bay, Orlando, and Southwest Florida — makes one-time close especially valuable for rate certainty.

Is Florida a good state for real estate investment in 2026?

Florida continues to rank among the top states for real estate investment due to its no state income tax environment, strong population growth, tourism-driven rental demand, and business-friendly climate. Markets like Orlando, Tampa, Jacksonville, and Cape Coral offer investors a range of strategies — from short-term vacation rentals to long-term single-family rentals. DSCR loans are the most common tool for Florida investors who want to scale without relying on personal income documentation.

About the Author

Adam Bartling

Army Veteran • Mortgage Loan Officer • NMLS #2213358

As a retired Army Captain and veteran-owned mortgage broker, I help Florida homebuyers, veterans, and real estate investors navigate one of the nation’s most dynamic and complex mortgage markets. My team shops multiple lenders to find the best rate for your specific situation — we work for you, not a bank. No upfront credit check, no pressure, and the same dedicated team from start to close.

Residential loans $85K–$5M • Commercial loans $1M–$10M • Serving Texas & 30+ States • Movement Mortgage NMLS# 39179