Florida Keys investment property loans, built for waterfront, docks, and deep water.

The workhorse is the DSCR loan, which qualifies on the property's rental income instead of your tax returns, closes in an LLC, and needs no personal income docs. Above the Monroe County conforming limit of $990,150 for a one-unit property, waterfront and canal homes move to portfolio jumbo. Short-hold and value-add deals use bridge financing, and owners with equity use cash-out refinance. Second-home financing is available for buyers who will use the property part of the year.

Deep-water dockage, a boat slip, davits, and a maintained seawall add real value and rental appeal, which helps a DSCR ratio. On the underwriting side, the appraiser has to support that value with waterfront comps, and dock and seawall condition and permitting matter. A failing seawall or an unpermitted dock can affect both the appraisal and the insurance, so flag it before you write the offer.

The Keys are in Monroe County, which carries the maximum 2026 high-balance conforming limit of $990,150 for a one-unit property, well above the $832,750 baseline in most Florida counties. FHA matches $990,150 and VA has no limit for full-entitlement veterans. Above $990,150, waterfront and luxury Keys homes move into portfolio jumbo, available well into the multi-million range. See the Keys jumbo guide for the county detail.

Yes, through a DSCR loan that uses projected or trailing short-term rental income. The catch in the Keys is the rules: Monroe County and each municipality regulate vacation rentals, and many locations require a license or permit that must be in place for the income to count. Verify the vacation-rental status of the specific property before you write the offer, then the DSCR loan qualifies on that income. The vacation rental financing page walks through the income side.

Plan on 20 to 25% down for a clean DSCR file with a healthy ratio. Coastal and seasonal short-term rentals often run 25 to 30%, and files with lower credit or a DSCR under 1.0 can land near 30% or more. Portfolio jumbo on high-value waterfront usually starts around 20 to 30% depending on loan size and property type. Most investor programs also want 6 to 12 months of reserves.

Many Keys investors do, and DSCR loans are built to close in an LLC, which conventional loans generally are not. An LLC can help with liability separation and portfolio organization. It also ties into property taxes: a non-homestead investment property is capped differently than a homesteaded primary residence, so model the assessment with the non-homestead cap calculator before you buy. Talk to your own CPA and attorney on the entity and tax questions; I handle the financing.

All of them: Key Largo and Islamorada in the Upper Keys, Marathon and Duck Key in the Middle Keys, Big Pine and Key West in the Lower Keys, plus gated communities like Ocean Reef. Each has its own price points, vacation-rental rules, and waterfront profile, canal, open-water, oceanfront, or bayfront, and the right loan depends on the property and your plan for it.