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.
3 to 20% down. 620+ FICO (740+ for best pricing). Conforming limits: $832,750 standard FL / $990,150 Monroe County. No mortgage insurance at 20% down. Primary, second-home, and investment use.
Details →3.5% down at 580+ FICO. Lower DTI flexibility. Best for first-time buyers and lower-credit profiles. MIP required for life of loan (unless 10%+ down). Condo approval required for condo purchases.
Details →$0 down. No PMI. No loan limit for full-entitlement veterans. Active duty, veterans, surviving spouses. Lowest rates of any program. The best loan in Florida if you qualify, full stop.
Details →$0 down 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 →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. 20 to 25% down. Long-term rentals and STR / Airbnb (with AirDNA income or T-12). No W-2, no tax returns.
DSCR 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. 680+ FICO typical.
Non-QM 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.
Non-QM 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. 25 to 30% down. 12 months reserves. Common in Miami, Keys, Naples. Weekly deal type.
Book a Call →Short-term (9 to 24 month) financing for fix-and-flip, value-add, 1031-deadline closing. Up to 85% LTC. Asset-based, fast close. 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. Up to 75 to 80% LTV on primary and rental. 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.
Straight 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 with 3.5% down. Conventional starts around 620, with the best pricing at 740 and up. Jumbo typically wants 720 or higher. Non-QM programs like bank statement and DSCR loans often work with 660 to 680.
What is the difference between a conventional loan and an FHA loan?
Conventional allows as little as 3% down at 620+ credit and drops mortgage insurance once you reach 20% equity. FHA allows 3.5% down at a 580 score, which helps thinner-credit buyers, but the mortgage insurance stays for the life of the loan unless you put down 10% or more, and the condo has 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 with a 1.0+ debt service coverage ratio and 20 to 25% down, covering long-term rentals and short-term / Airbnb properties. Bridge and hard money loans fit fix-and-flip and value-add deals that need a fast, asset-based close, up to 85% loan-to-cost.
Is there a $0 down mortgage option in Florida?
Two programs. VA loans offer 0% down with no PMI and no loan limit for fully entitled veterans, active duty, and eligible surviving spouses. USDA also offers 0% down in eligible rural areas, subject to income limits around $115,000 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 on a passport and, where needed, an ITIN, with no US credit history required. Expect 25 to 30% down and about 12 months of reserves. This is a routine transaction type in Miami, the Florida Keys, and Naples.
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