Florida mortgage loan programs
Twenty-two products, each on its own page with the real numbers. The first five are the ones we are asked for by name — because each removes a specific obstacle: the cash, the income documentation, the rate you don't want to lose, or the six-week timeline.
Headline programs
The five that change the answer
These solve the problem that was actually stopping you.
Equity
5 Day HELOC
A 5 Day HELOC is a fixed-rate home equity line of credit that can fund in as few as five business days, compared with four to six we…
5 Day HELOCDown payment assistance
Florida Hometown Heroes
Florida Hometown Heroes provides 5% of your first mortgage loan amount toward the down payment and closing costs — a minimum of $10,…
Florida Hometown HeroesInvestors
DSCR investor loans
A DSCR loan qualifies an investment property on its rental income instead of your personal income. The lender divides gross monthly…
DSCR investor loansVeterans
VA loans
A VA loan offers 100% financing with no down payment and no monthly mortgage insurance at any loan-to-value — the only mainstream pr…
VA loansDown payment assistance
FHA 100% DPA
Yes. FHA with 100% down payment assistance pairs a standard FHA first mortgage at 96.5% loan-to-value with assistance covering FHA's…
FHA 100% DPABuying and refinancing
The rest of the menu
The workhorses behind the five above. We place all of them.
Buying
Conventional
Three percent for a qualified first-time buyer, and five percent otherwise. Below 20% equity you pay private mortgage insurance, but…
ConventionalBuying
FHA loans
FHA's own floor is 580 for 3.5% down, or 500 with 10% down. Individual lenders commonly overlay a higher minimum, and down payment a…
FHA loansBuying
Jumbo loans
A jumbo loan is any mortgage above the conforming loan limit set each year for the county, so it cannot be sold to Fannie Mae or Fre…
Jumbo loansBuying
First-time buyer
Florida Hometown Heroes provides 5% of the first mortgage, from $10,000 to $35,000, at 0% interest with no monthly payment. FHA assi…
First-time buyerInvestors
Investment property
Two routes. Conventional investor financing uses your documented personal income and is cheaper, but caps the number of financed pro…
Investment propertyBuying
Rehab loans
A rehab loan finances the purchase price and the renovation cost in a single mortgage, based on the property's value after the work…
Rehab loansRefinancing
Refinance
When you will keep the home past the break-even month — closing costs divided by the monthly saving. Under three years is generally…
RefinanceRefinancing
Cash-out refinance
If your first mortgage carries a rate you could not replace today, a cash-out refinance means surrendering that rate on the whole ba…
Cash-out refinanceIncome documentation
When the tax return understates you
Bank statements, a P&L, a 1099 or the employer's own word — routes to a mortgage for people whose paperwork does not tell the true story.
Professionals
Doctor loans
A physician mortgage loan is a portfolio product for medical professionals that allows a low or zero down payment without private mo…
Doctor loansSelf-employed
Bank statement loans
A bank statement loan qualifies you on 12 or 24 months of deposits into your personal or business bank accounts instead of tax retur…
Bank statement loansSelf-employed
P&L loans
A P&L loan qualifies a self-employed borrower on a profit-and-loss statement covering the most recent 12 or 24 months, prepared or r…
P&L loansAlternative documentation
VOE loans
A VOE loan qualifies a W-2 employee on a written verification of employment completed by the employer — stating position, start date…
VOE loansSelf-employed
1099 loans
A 1099 loan qualifies an independent contractor on the gross income shown on one or two years of 1099 forms, less a fixed expense fa…
1099 loansFlorida and Miami-Dade assistance
State and county money
Florida Housing's seconds and the local programs administered in Miami-Dade. Funded in cycles; terms confirmed on every file.
Down payment assistance
Florida Assist
Florida Assist is a second mortgage from Florida Housing Finance Corporation that provides down payment and closing cost help at 0 p…
Florida AssistDown payment assistance
Florida HLP
The Florida Homeownership Loan Program, or FL HLP, is a second mortgage from Florida Housing for down payment and closing costs. Unl…
Florida HLPDown payment assistance
HFA Preferred / Advantage PLUS
HFA Preferred PLUS and HFA Advantage PLUS are Florida Housing programs that pair a conventional first mortgage — Fannie Mae HFA Pref…
HFA Preferred / Advantage PLUSLocal assistance
SHIP & HOME · MDEAT
Miami-Dade buyers can access SHIP funds — state money administered by the county and its cities for down payment and closing costs —…
SHIP & HOME · MDEATNot sure which one fits?
That's the actual job. Tell us the situation and we'll tell you which of these gets you there.