LoansByEmmett
Florida home with palm trees

Florida Home Loans

Florida is not one housing market, it's dozens, and in 2026 the thing that decides what you can actually afford here is rarely just the mortgage rate. It's the full carrying cost: the loan, plus wind insurance, plus flood insurance, plus taxes. I finance homes across the entire state, Southwest Florida's Gulf Coast, the Orlando and Tampa Bay metros, Miami and South Florida, Jacksonville, and the Panhandle, and I give you the honest all-in picture before you fall in love with a listing. With access to 240+ wholesale lenders, no state income tax working in your favor, and real answers on insurance and condo financing, I help you buy the right way. NMLS #233747.

Get Pre-ApprovedAsk Emmett

Find Your Florida Region

Nine regional hubs across the state. Pick yours for local market detail, county loan limits, and the honest all-in cost.

Southwest Florida

Cape Coral · Fort Myers · North Port · Lakewood Ranch · Lehigh Acres

Central Florida / Disney

Davenport · Clermont · Groveland · St. Cloud · Minneola

Tampa Suburbs (West Central)

Wesley Chapel · Riverview · Bradenton · Parrish · Zephyrhills

Tampa Bay

Tampa · St. Petersburg · Clearwater · Brandon · Plant City

Orlando Metro

Orlando · Kissimmee · Lake Nona · Winter Park · Apopka

Southeast / Treasure Coast

Port St. Lucie · Boynton Beach · Westlake · Parkland

Miami & South Florida

Miami · Fort Lauderdale · Coral Gables · Hialeah · Kendall · Homestead

Jacksonville & Northeast

Jacksonville · Jax Beach · Orange Park · Nocatee · Middleburg · St. Augustine

Panhandle

Panama City Beach · Crestview · Freeport · Callahan

The Three Things That Decide Affordability in Florida Right Now

1. Insurance is the new mortgage rate

Florida's homeowners insurance averages among the highest in the nation, and in coastal and older-home markets it can rival or exceed the mortgage payment itself. Two identical homes can have wildly different monthly costs based on roof age, construction, elevation, and flood zone. I build the real insurance estimate into your pre-approval so your budget survives contact with the actual quote, not just the principal and interest.

2. Flood zones and wind coverage

Much of coastal and low-lying Florida sits in FEMA flood zones, and FEMA's Risk Rating 2.0 has repriced flood premiums property-by-property. Wind (hurricane) coverage is often separate, with its own deductible. Whether a specific address needs flood insurance, and what it costs, can make or break a deal, so I check it early.

3. Condo financing changed in 2026

Florida's post-Surfside condo law (SB 4-D) now requires older buildings to complete structural reserve studies and fully fund reserves. Buildings that haven't can be “non-warrantable,” meaning conventional and FHA/VA financing may be unavailable, and buyers face special assessments. This hits older coastal condos hardest. I check a building's status before you're deep into a deal.

None of this should scare you off Florida, it's still one of the best places in the country to own, especially with no state income tax. It just means you want a broker who tells you the whole story up front.

Loan Programs Statewide

Conventional

3–5% down, PMI cancels at 20% equity; the Florida default.

FHA

3.5% down, 580+ credit, the first-time-buyer workhorse; limits vary by county.

VA

Zero down, no PMI, no loan limit with full entitlement; huge in Florida’s veteran communities.

USDA

Zero down in eligible rural areas — inland and the metro edges.

Jumbo

Above the $832,750 conforming limit; coastal luxury and Gulf-access estates.

DSCR / Investment

Qualifies on rental income, no cap on properties; the Disney-corridor and Miami investor tool.

Why Florida buyers work with a broker: no state income tax, 240+ wholesale lenders for insurance-challenged properties and non-warrantable condos, every loan type, and coverage of the whole state. See also Florida refinance and pre-approval.

Florida Mortgage FAQ

Why is homeowners insurance so important when buying in Florida?+
Because in 2026 it’s often the single biggest variable in your monthly cost, sometimes rivaling the mortgage itself. Florida premiums are among the highest in the country, and they swing dramatically with roof age, construction type, elevation, and flood zone. I build a real insurance estimate into your pre-approval so you’re budgeting for the true all-in payment, not just principal and interest.
Do I need flood insurance in Florida?+
It depends on the exact property. Much of coastal and low-lying Florida sits in FEMA flood zones where lenders require flood insurance, and FEMA’s Risk Rating 2.0 has repriced premiums address by address. Some inland homes need none. I check the flood zone and get you a real premium estimate before you’re committed.
What is the Florida conforming loan limit for 2026?+
The 2026 conforming (conventional) limit is $832,750 for a single-family home in every Florida county except Monroe County (the Keys), which is high-cost at $990,150. Loans above the limit are jumbo. I pull the current figure live from the official limits.
Can I still finance an older Florida condo?+
Sometimes, but you have to check the building first. Florida’s post-Surfside law (SB 4-D) requires older condo buildings to complete structural reserve studies and fund reserves; buildings that haven’t can be non-warrantable, meaning conventional and FHA/VA loans may not be available and buyers can face large special assessments. I verify a building’s status early so you don’t waste time on a condo you can’t finance.
Does Florida really have no state income tax?+
Yes. Florida levies no personal state income tax, which includes wages, retirement income, and, for veterans, military retirement pay and VA disability compensation. It’s one of the main financial reasons people relocate here, and it meaningfully increases buying power versus high-tax states.
Is 2026 a good time to buy in Florida?+
It depends on the market and your timeline. Parts of Florida, especially Southwest Florida and some condo markets, are in a correction with more inventory and negotiating room than in years. For buyers with a multi-year horizon who budget the full carrying cost (mortgage, wind and flood insurance, taxes), it can be one of the better entry points since 2019. I’ll give you the honest read for the specific market you’re targeting.
Can I buy a vacation rental or investment property in Florida?+
Yes. Florida is one of the best DSCR markets in the country, the Disney corridor (Davenport, Kissimmee) for short-term vacation rentals and Miami for investor cash flow. A DSCR loan qualifies on the property’s rental income rather than your tax returns, with no cap on the number of properties. I confirm local short-term-rental rules before you buy.
Do you lend across all of Florida?+
Yes, Southwest Florida, Central Florida and the Disney corridor, Tampa Bay and its suburbs, Orlando, the Southeast and Treasure Coast, Miami and South Florida, Jacksonville and the Northeast, and the Panhandle. Pick your region above, or just tell me the city.
Emmett Clark, mortgage broker NMLS #233747

Emmett Clark — NMLS #233747

I shop 240+ wholesale lenders across every Florida market and give you the honest all-in picture, mortgage plus wind and flood insurance plus taxes, before you write an offer. Whether it's a Gulf Coast canal home, a Disney-corridor vacation rental, a Tampa suburb new build, or a Miami condo, the process starts with a quick conversation.

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Buying Anywhere in Florida?

Tell me the city and what you're after, and I'll give you the honest all-in numbers, mortgage, insurance, flood, and taxes, tell you which loan fits, and get you pre-approved. Quick response, no obligation.

Start Your Pre-ApprovalCall (866) 617-7381