Naples mortgage broker, luxury jumbo, foreign national, post-Ian reality.

Collier County (Naples) has a standard 2026 conforming limit of $832,750, the baseline Florida limit. It is NOT a designated high-cost area. (Monroe County, the Florida Keys, is high-cost at $990,150, a common point of confusion.) Virtually all Old Naples, Port Royal, Pelican Bay, and Marco Island transactions exceed $832,750 and require jumbo financing. We lend from $832,751 to $15M+ in Collier County.

Hurricane Ian (2022) permanently reset the Naples insurance market. Premiums are 35 to 50% above 2021 baselines. Citizens depopulation has been aggressive, many Naples properties are now with Heritage, Slide, Florida Peninsula, or surplus lines carriers. For mortgage purposes, always pre-quote insurance before committing to a loan scenario. Wind + flood on a waterfront Naples property can run $25 to $60K+/year, which directly impacts DTI calculations. Some properties also need updated wind mitigation reports to access the best available rates.

Yes, this is one of the most common deal-killer issues in Naples right now. Florida SB 4-D (post-Surfside) requires 3+ story condo buildings to complete Structural Integrity Reserve Studies (SIRS) and fund reserves to those levels. Many Naples buildings are dealing with:

• Pending or incomplete SIRS studies
• Massive special assessments to fund reserve deficiencies
• Resulting failure of Fannie Mae/Freddie Mac warrantability checklists

Non-warrantable = no agency financing. The path: portfolio jumbo lenders who underwrite the deal directly rather than selling to Fannie/Freddie. Always check warrantability status before going under contract on any Naples or Marco Island condo.

Yes, Naples has significant international buyer volume. Foreign National programs typically require: foreign passport + valid visa, 25 to 35% down, 12 months reserves, and foreign income documentation in place of U.S. tax returns. ITIN-holder programs are available for buyers who have a U.S. Individual Taxpayer Identification Number. LLC closing is available. Every foreign national deal is different based on citizenship, residency status, and income source, contact us to walk through your specific situation.

Yes, Marco Island is Collier County (same $832,750 limit, same loan programs). Marco Island has tighter STR restrictions than Naples mainland, verify rental ordinance compliance before building an STR DSCR deal. Wind and flood insurance is typically heavier on Marco Island than inland Naples. Bonita Springs is Lee County (adjacent, $832,750 same limit). We cover the full Southwest Florida coast from Bonita/Estero through Naples and Marco Island.