Florida Home Loans
Florida Home Loans for Coastal, Suburban and Second-Home Buyers
Florida draws first-time buyers, retirees, investors and military families all at once, and each brings different financing needs. The Smith Mortgage Group, Powered by FCM, offers Florida mortgage options across the state, with Sterling Smith helping you account for insurance, condo rules and property type before you commit.
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Local Expertise, Nationwide Strength
Mortgage Guidance Built for Florida's Unique Market
Florida is a state of distinct regions: international, condo-heavy South Florida; the fast-growing Tampa Bay area along the Gulf; Central Florida's tourism-driven economy around Orlando; Northeast Florida's military and logistics hub in Jacksonville; and the upscale Southwest coast around Naples. The Panhandle and the rural interior add their own character. We lend throughout the state, starting with an honest look at your budget, the property and the hidden costs that come with Florida ownership, such as insurance and association fees.
Sterling Smith is the direct contact on every Florida file and usually answers inside two business hours. Florida buyers pre-qualify on a soft pull, can see a pre-approval answer within 24 hours, and usually reach the closing table 30 to 45 days after contract. Relocating from another state? Our mortgage consulting service helps you plan the move, and you can start your pre-qualification online whenever you are ready to set a comfortable price range for your Florida search. Buyers already in Florida can move just as quickly, often touring homes the same week.
Start your Florida pre-approval →Where We Lend
Florida metro areas we serve
- Jacksonville Mortgages for Navy families, first-time buyers and growing households throughout Northeast Florida, covering Orange Park, St. Augustine and Fernandina Beach as well as Duval County neighborhoods. Jacksonville mortgages →
- Miami South Florida condo, house and jumbo loans throughout Miami-Dade, Broward and Palm Beach counties, from Coral Gables to Fort Lauderdale and West Palm Beach, with careful condo-building reviews. Miami mortgages →
- Naples Jumbo, second-home and retirement financing along the Southwest Florida coast, serving Marco Island, Bonita Springs and Estero buyers who want Gulf access and golf-course living. Naples mortgages →
- Orlando Primary-home, second-home and investment financing in Central Florida, including Kissimmee vacation-home areas, historic Winter Park and Sanford, with practical options for theme-park, hospitality and health care workers. Orlando mortgages →
- Tampa Home loans across the Tampa Bay area, from St. Petersburg bungalows to Brandon subdivisions and Clearwater condos, with VA options for families connected to MacDill Air Force Base. Tampa mortgages →
Buying in Florida
Florida Buying Considerations You Should Plan Around
Insurance is often the biggest wild card in a Florida purchase. Homeowners premiums reflect hurricane and wind exposure, roof age and construction type, and many coastal or low-lying properties also require flood insurance when financed. Get quotes early, ask about wind mitigation features such as impact windows and roof straps, and build the cost into your budget with our mortgage payment calculator. Roof age in particular can affect whether a policy is available at all.
Condominiums are a large part of Florida's housing stock, and statewide condo safety and reserve requirements have made association finances more important than ever. Lenders review a building's budget, reserves and inspections, and some projects may not qualify for conventional or FHA financing. Florida's homestead exemption can reduce taxes on a primary residence, and the state has no personal income tax. First-time Sunshine State buyers may find state or county help with upfront cash, and we screen for it while you pre-qualify.
Loan Programs
Programs That Fit Florida Buyers
VA loans for Florida's military families
With major Navy installations around Jacksonville and Pensacola, Air Force bases along the Gulf Coast and Panhandle and a large veteran population, Florida VA loans are in high demand. Qualifying veterans and service members from Pensacola to Tampa can usually put nothing down, and FCM adds no lender fees, pending eligibility and underwriting.
Investment and vacation rental financing
Florida's tourism economy makes rental properties attractive. Buying an Orlando-area vacation rental or a year-round lease property? Conventional investor loans or DSCR financing, which looks mainly at projected rent, may fit. Local rental rules and HOA restrictions vary widely, so confirm them before buying.
Jumbo loans for coastal markets
Waterfront homes and properties in South Florida and along the Gulf Coast often exceed conforming limits. A Florida jumbo mortgage covers those waterfront prices in one loan, usually asking for stronger credit, deeper reserves and fuller documentation. We help second-home buyers and relocating professionals structure their file clearly.
Answers
Florida mortgage FAQs
Does The Smith Mortgage Group lend throughout Florida?
Yes. We are licensed to originate across Florida, from the Panhandle to the Keys. Sterling Smith handles your file personally, documents are signed electronically and a Florida title company conducts the closing. Being remote never limits your options, and many relocating clients start the process before they arrive.
How does hurricane risk affect a Florida mortgage?
Expect the lender to require homeowners coverage that includes wind, plus a flood policy when the Florida home sits inside a special flood hazard area. Florida premiums can run high, and they count in both your payment and your debt-to-income ratio. Wind mitigation features may reduce costs, so ask about them during your search.
Why are some Florida condos hard to finance?
Lenders review each condo project's finances, reserves, insurance, owner occupancy and any required inspections or pending litigation. A condo tower with thin reserves or a backlog of structural repairs may fall short of conventional or FHA standards. Sharing the building name early helps us identify potential issues before you commit.
Can I buy a Florida second home or vacation rental?
Yes. Second-home loans work for properties you will use personally, while investment financing is for homes you will rent out. Vacation-rental rules change from city to county to HOA across Florida, so verify them before you buy. Our loan comparison tool helps you weigh the costs of each approach.
Are there first-time buyer programs in Florida?
Florida buyers may qualify for state or local assistance with upfront costs, which often carries income, price and homebuyer-education conditions. They can sometimes be combined with FHA or conventional loans. We will see whether you qualify and show how the help changes both your payment and your cash to close.
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Get a free, no-obligation consultation with Sterling Smith: clear answers, a side-by-side look at the programs you qualify for, and a plan built around your budget.