No call-center bait-and-switch. No hidden costs at closing. Just a real broker walking you through what you actually qualify for, what it'll cost, and how to win in a Florida market that punishes confusion.
The "right" loan depends on your credit, savings, and situation. Here's the honest breakdown.
Best for: 580 to 680 FICO buyers, limited savings, first-time buyers needing flexibility. Lower bar on DTI than conventional.
Watch out: MIP (mortgage insurance premium) stays for the life of the loan unless you put 10%+ down. When rates drop, refis to conventional eliminate it.
FHA Details →Best for: 700+ FICO buyers. Lower long-term cost than FHA because PMI drops automatically at 78% LTV, or you can request removal at 80%.
HomeReady/Home Possible: Fannie/Freddie programs specifically for first-time buyers with 3% down. Income limits apply in some areas.
Conventional Details →Best for: Active duty, veterans, surviving spouses. No down payment, no PMI, lowest rates of any program. This is the best loan in Florida, it's not close.
One-time funding fee applies (can be financed). No loan limit for full-entitlement veterans. Lender FICO requirements vary, generally 580 to 620+.
VA Details →Best for: Buyers in eligible rural FL areas. More of Florida qualifies than most people realize, Treasure Coast, parts of Collier, Big Bend, Panhandle.
Income limits apply (roughly $115K family of 4 in most FL counties). Small annual guarantee fee. 640+ FICO typical.
USDA Details →Real money for real buyers, many buyers don't know these exist. I walk every client through all applicable programs before pre-approval.
For Florida's essential workers: teachers, nurses, EMTs, police, firefighters, active military. Provides up to 5% of loan amount (max $35K) in down payment assistance. 0% deferred second mortgage, paid back when you sell or refi.
Income limits apply. First-time buyer requirement (hasn't owned in 3+ years). Paired with 30-year fixed conforming loan.
$10,000 in down payment assistance as a non-amortizing 0% second mortgage. No monthly payment, repaid when the first mortgage matures, property is sold, or refinanced. Available statewide through Florida Housing.
Can be stacked with Hometown Heroes or used standalone. Must pair with a Florida Housing first mortgage.
Statewide Housing Initiative Partnership, state funds administered by county housing agencies. Amounts and terms vary by county. Some counties offer 10 to 15% of purchase price. Apply through your county's housing office.
Monroe County SHIP, Broward, Palm Beach, Hillsborough, and Sarasota County programs vary widely in availability and funding cycle.
Many FL cities and counties have additional DPA programs on top of state programs. City of Miami, Fort Lauderdale, Tampa, St. Petersburg, and Jacksonville all run separate programs. These can stack with state-level assistance.
I check every applicable local program for every first-time buyer client before pre-approval. Free money left on the table is never acceptable.
The questions I answer on every first-time buyer strategy call.
Free Pre-Approval
30 minutes. I'll go over your numbers, every loan option that fits, every DPA program you qualify for, and exactly what you need to close. No pressure, no pitch.