Sarasota mortgage broker, barrier islands, all of it.

Sarasota County's 2026 conforming loan limit is $832,750 for a single-family home. Anything above that is jumbo, which covers virtually every transaction on Siesta Key, Longboat, and Lido. We offer 5% down jumbo for strong-income borrowers, and portfolio jumbo for non-warrantable condos or non-standard properties. Standard FL counties without high-cost designation use this same $832,750 floor (not the higher Monroe County $990K limit).

Yes, through DSCR and Short-Term Rental loan programs. These qualify based on the property's actual or projected rental income, not your W-2 or tax returns. Siesta Key ranks among the top STR markets in Florida, typical gross rents of $80K to $150K/year produce DSCR ratios of 1.25 to 1.75+, which unlocks the best pricing and up to 75 to 80% LTV. STR income is documented via AirDNA projections or 12 months of actual P&L.

Post-Hurricane Ian (2022), insurance costs on Sarasota's barrier islands have surged dramatically. A Siesta Key home in VE or AE flood zone can easily cost $15,000 to $40,000+ per year for combined flood + wind + homeowners insurance. This matters because insurance is included in your monthly housing payment and therefore your debt-to-income ratio, it directly affects how much you qualify to borrow. We get insurance quotes upfront and build them into the deal structure before you write an offer. Many buyers get surprised at closing; our clients don't.

Florida's SB 4-D Condo Safety Law requires Milestone Inspections for older 3+ story buildings within 25 miles of a coastline. Buildings that have Phase 2 inspections pending or repair obligations commonly lose Fannie Mae/Freddie Mac warrantability, which means most conventional lenders will decline the loan. We have portfolio lender and non-QM relationships that fund non-warrantable condos in Sarasota and Longboat Key. Higher rate, but the deal closes. Contact us before you go under contract so we can assess warrantability first.

Yes, we cover all of Manatee County as well as Sarasota County. Anna Maria Island, Bradenton Beach, Holmes Beach, Longboat Key (Manatee portion), and mainland Bradenton. Anna Maria Island is one of Florida's top STR destinations and carries the same coastal underwriting complexity as Siesta Key. Same specialist approach, flood zones, STR income, jumbo, condo warrantability, applies across both counties.