If a Florida buyer or investor is trying to close, I have a program for it. Conventional, government, jumbo, non-QM, investor, bridge, from FHA first-timers to $10M portfolio jumbo. The difference is knowing which one fits your deal.
Quick reference, match your profile to the right starting point.
Agency-backed conventional and government loans for primary and second-home purchases.
Low down payment options. 620+ FICO (740+ for best pricing). Conforming limits: $832,750 standard FL / $990,150 Monroe County. A larger down payment can remove mortgage insurance. Primary, second-home, and investment use.
Details →Low down payment at 580+ FICO. Lower DTI flexibility. Best for first-time buyers and lower-credit profiles. MIP required for life of loan (unless you start with a larger down payment). Condo approval required for condo purchases.
Details →Built for veterans with little cash for a down payment. No PMI. No loan limit for full-entitlement veterans. Active duty, veterans, surviving spouses. If you are eligible, it is usually the first program worth pricing.
Details →Built for buyers with little cash for a down payment in eligible rural FL areas. Income limits apply (roughly $115K for family of 4 in most FL counties). More of coastal FL qualifies than buyers realize, Treasure Coast, Big Bend, Panhandle.
Details →Up to $35,000 in down payment and closing cost help for full-time Florida workers buying their first home. 5% of the loan, 0% deferred second, 640 FICO. Relaunched July 2026, first come, first served.
Details →Standard FL: above $832,750. Monroe County: above $990,150. Portfolio jumbo available $990K to $10M+. 720+ FICO typically best pricing. Non-warrantable condos, VE zones handled by portfolio lenders.
Details →No tax returns required on most products. Qualify on property income, bank statements, or assets.
Qualify on rental income / PITIA ratio. 1.0+ DSCR minimum. LLC closing allowed. Investor loans usually need more cash in than a primary home. Long-term rentals and STR / Airbnb (with AirDNA income or T-12). No W-2, no tax returns.
DSCR Details →Financing for Florida short-term rentals and coastal vacation homes. DSCR on Airbnb income, jumbo for high-value waterfront, second-home and non-QM paths. Insurance and flood built into the numbers.
Vacation Rental Details →12 or 24 months of personal or business bank statements in lieu of tax returns. Self-employed borrowers whose Schedule C deductions reduce qualifying income to unrealistic levels. 620+ FICO starting point.
Bank Statement Details →CPA-prepared profit and loss statement to qualify income. Cleaner for businesses with strong revenue and moderate deductions. Often paired with bank statement as backup. 720+ FICO typical.
Self-Employed Details →Qualifying assets × 70% ÷ 360 months = monthly income. For retired or semi-retired buyers with significant liquid assets and limited monthly income. $1M+ in verified assets typical.
Non-QM Details →Non-US citizens buying in coastal FL. Passport or ITIN qualifying. No US credit required. Larger down payment than a typical purchase. 12 months reserves. Common in Miami, Keys, Naples. Weekly deal type.
Foreign National Details →Short-term (9 to 24 month) financing for fix-and-flip, value-add, 1031-deadline closing. Asset-based, short timelines. Exit to DSCR, conventional refi, or sale.
Bridge Details →Equity access, rate optimization, renovation, and construction for existing owners.
Pull equity out for renovation, investment acquisition, or debt consolidation. How much you can pull out depends on the program and property. Conventional, jumbo, or DSCR cash-out depending on property type and use.
Lower your rate, shorten term, or convert ARM to fixed. Run break-even math (cost ÷ monthly savings) before committing. Also consider recast if you have extra cash and prefer to keep the rate.
Roll renovation costs into the purchase loan. FHA 203k for cosmetic and structural. Fannie Homestyle for conventional borrowers. Good for coastal fixer-uppers that need elevated systems or flood mitigation work.
One-time-close construction loan converts to permanent mortgage at completion. Coastal FL builder-friendly. Covers new builds, teardown-rebuilds, and major additions. 12 to 18 month build period typical.
Tap equity without touching your low-rate first mortgage. Good for homeowners with sub-5% rates who don't want to refi. HELOC is variable; closed-end 2nd is fixed. Both behind primary.
62+ homeowners with significant equity. HECM (FHA-backed) and proprietary jumbo reverse for high-value coastal FL homes. No monthly principal/interest payment required. Rigorous counseling required.
Tell me where to reach you and a little about the purchase or refinance. I will match your scenario to the programs that actually fit, conventional, jumbo, FHA, VA, DSCR, or non-QM, and show you the numbers.
Find my loan programStraight answers on credit, down payment, and which program fits your file.
What credit score do I need to qualify for a mortgage in Florida?
It depends on the program. FHA starts at 580. Conventional starts around 620, with the best pricing at 740 and up. Jumbo and portfolio jumbo typically want 720 or higher. Non-QM programs like bank statement and DSCR loans often work with 660 to 680. There is a program for most credit profiles, the down payment and rate just shift with the score.
What is the difference between a conventional loan and an FHA loan?
Conventional loans offer a low down payment option, need a 620 plus credit score, and drop mortgage insurance once you build enough equity. FHA loans also offer a low down payment at a 580 credit score, which helps buyers with thinner credit, but the mortgage insurance premium stays for the life of the loan unless you start with a larger down payment. FHA also requires the condo you are buying to carry FHA approval.
Can I get a mortgage without providing tax returns?
Yes. Bank statement loans use 12 or 24 months of deposits instead of tax returns. DSCR loans for investment property qualify on rental income against the payment, not your personal income at all. Asset depletion turns liquid assets into a monthly income figure. All three skip tax returns entirely.
What loan programs work best for real estate investors?
DSCR is the most common choice, qualifying on the property's rental income rather than your W-2 or tax returns, with a 1.0 or higher debt service coverage ratio. Investor loans usually need more cash in than a primary home. It covers long-term rentals and short-term rental or Airbnb properties using projected income. Bridge and hard money loans fit fix-and-flip and value-add deals that need a fast, asset-based close.
Are there Florida mortgage options for buyers with little cash for a down payment?
Yes, two programs. VA loans are built for buyers with little cash for a down payment, with no mortgage insurance and no loan limit for fully entitled veterans, active duty service members, and eligible surviving spouses. USDA loans serve the same kind of buyer in eligible rural areas of Florida, subject to income limits, roughly 115,000 dollars for a family of four in most counties. More of coastal Florida qualifies for USDA than most buyers expect.
What is the jumbo loan limit in Florida for 2026?
A loan becomes jumbo above $832,750 for a one-unit home in 66 of Florida's 67 counties. Monroe County, the Florida Keys, is the exception at $990,150. Portfolio jumbo runs from just above those limits up to $10M+, and also covers non-warrantable condos and VE flood zone properties agency lenders will not touch.
Can foreign nationals qualify for a mortgage in coastal Florida?
Yes. Foreign national programs qualify non-US citizens using a passport and, where needed, an ITIN, with no US credit history required. Expect a larger down payment than a typical purchase and about 12 months of reserves. This is a routine transaction type in Miami, the Florida Keys, and Naples, where international buyers are active every week.
How fast can I close on a Florida mortgage?
Conventional and FHA commonly close in 21 to 30 days once the file is complete. Bridge and hard money loans move faster, often 7 to 14 days, since they are asset-based with less documentation. The biggest factor in speed is how fast you return signed disclosures and requested paperwork.
That's exactly the conversation. 30 minutes, we look at your situation, income structure, property type, and timeline. I'll tell you which one or two programs actually fit, not the one I get paid the most on.
NMLS #1983384 · Coast2Coast Mortgage, LLC #376205 · Not a commitment to lend