Coastal Florida mortgage specialist. Builder of The Mortgage Dock and Marina Vale AI. The broker realtors and investors call when the deal is hard, VE zones, DSCR, surplus lines, foreign national, non-warrantable condo. If it's complex, I want to look at it.
The Story
I started The Mortgage Dock because I got tired of watching coastal Florida buyers get jerked around by national lenders who don't actually understand the markets they're quoting.
I'm a senior mortgage loan advisor with Coast2Coast Mortgage, LLC (NMLS #376205). Over the years I've built deep specialization in the markets that punish generalists: Florida Keys, South Florida, Martin County, Palm Beach County, Treasure Coast, Naples, Sarasota, and St. Augustine.
Every coastal Florida deal has something in common: the headline numbers (price, rate, down payment) are only half the story. The other half is insurance, flood zone, condo questionnaire, FEMA remap, surplus lines availability, and a dozen other variables most loan officers can't even spell. That's the half that kills deals, and the half I solve for.
These aren't marketing talking points. They're the reasons people call me after their previous broker couldn't close the deal.
I quote insurance before we go under contract, every time, no exceptions. Most loan officers treat insurance as an afterthought. In coastal Florida, that's deal suicide. A $2M Keys property can have $30,000 to $50,000/year in wind + flood. I build that into the DTI analysis from day one.
Conventional, government, jumbo, non-QM, DSCR, bridge, foreign national, I don't have one product to sell. I have the right product for your file. When one lender declines a Big Pine Key VE-zone property, I have 12 others who specialize in exactly that deal.
My coastal-specialty AI mortgage concierge gives you real-time answers on flood zones, DSCR qualification, Monroe County limits, Florida insurance, condo warrantability, and more. Available on the homepage 24/7 while I'm closing files. It's not a chatbot, it's a brokerage advantage.
If you're a Florida coastal Realtor, I want to be your lender. Co-branded marketing, 24-hour pre-approval turnaround, deal-saving on hard files, and a lender who actually picks up the phone before the closing deadline. TMD Pro tools for your buyers, free.
VE zones. ROGO. Non-warrantable condos. Surplus lines. Foreign national. ITIN borrowers. Asset depletion for retirees. DSCR on unverified STR. If your previous lender said "we can't do this address," that's the call I want to take.
24-hour pre-approval on clean files. Same-day scenario analysis for strategy calls. I know what lenders need because I've submitted thousands of files, so we don't waste time on documents that won't matter or conditions that will never clear.
Credentials & Licensing
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Buyers, Realtors, investors, refinancers, same calendar, same broker. No pitch. I'll assess your deal and tell you exactly what's possible, what it costs, and how fast we can close.
Marina Vale knows flood zones, DSCR ratios, Monroe County limits, Florida insurance carriers, condo warrantability rules, and STR underwriting nuance. She's available 24/7 on the homepage, and routes anything serious directly to me. It's not a chatbot. It's a brokerage advantage.
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