Florida mortgages · every county

Mortgages in Florida.

Nick Grisanti
Nick Grisanti
Mortgage Loan Originator · NMLS #2719729FL #LO138662 · OH #MLO-OH.2719729 · TN #2719729 · TX SML licensedC2 Financial Corporation · NMLS #135622

Home base. Purchase, refinance, home equity and investment property loans in all 67 Florida counties, from 100+ wholesale lenders through C2 Financial Corporation.

  • 100+Wholesale lenders
  • 67Florida counties
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What can we help you with?
LicensedStatewide in Florida C2 Financial CorporationLicensed mortgage broker 100+ lendersWholesale network
Statewide

Find your region

5 counties Tampa Bay Tampa, Brandon, Riverview, St. Petersburg See the region → 5 counties Sarasota & Manatee Sarasota, Siesta Key, Venice, Wellen Park See the region → 4 counties Southwest Florida Fort Myers, Cape Coral, Sanibel Island, Bonita Springs See the region → 4 counties South Florida Miami, Fort Lauderdale, West Palm Beach, Boca Raton See the region → 5 counties Treasure Coast Port St. Lucie See the region → 6 counties Central Florida Orlando, Kissimmee See the region → 3 counties Space Coast & Volusia Brevard, Volusia, Flagler counties See the region → 6 counties Northeast Florida Jacksonville See the region → 11 counties North Central Florida Alachua, Marion, Levy, Columbia counties See the region → 8 counties Tallahassee & the Big Bend Leon, Gadsden, Wakulla, Jefferson counties See the region → 10 counties Florida Panhandle Escambia, Santa Rosa, Okaloosa, Walton counties See the region →
Local pages

Florida city guides

Local notes, loan limits and programs for 40 Florida cities.

Loans in Florida

Loan programs

Most common Conventional Fannie Mae and Freddie Mac loans for primary homes, second homes and investment property. Conventional loans → Flexible credit FHA Low down payment and flexible credit guidelines for a primary home. FHA loans → Veterans VA For eligible veterans, service members and surviving spouses. VA loans → Higher prices Jumbo Loan amounts above the conforming limit. Jumbo loans → Investors DSCR Investment property loans that qualify on the property's rental income. DSCR loans → Self-employed Bank statement For self-employed borrowers whose tax returns understate their income. Bank statement loans → Home equity HELOC and cash-out Borrow against your home's equity with a line of credit or a cash-out refinance. Compare options → Rural and suburban USDA For eligible homes in qualifying rural and suburban areas. USDA loans → Building Construction-to-perm One loan to build a home and roll into permanent financing. Construction loans → Non-US buyers Foreign national For buyers without US credit or residency. Foreign national loans → First-time buyers Down payment assistance State, county and city programs, including Florida Hometown Heroes. Assistance programs →

Not every lender offers every program in every state, and all loans are subject to credit approval and program guidelines. Nick compares 100+ wholesale lenders through C2 Financial Corporation to find the programs that fit your scenario.

Local rules and costs

What's different about Florida

Closing Doc stamps on the deed $0.70 per $100 of price ($0.60 for single-family homes in Miami-Dade), paid by the seller under the standard Florida contract.
Closing Doc stamps and intangible tax $0.35 per $100 of the loan in doc stamps on the note, plus intangible tax of 0.2% of the loan, both paid by the buyer.
Insurance Wind, flood and hazard Often separate policies. Quote them before you make an offer. Insurance guide → Taxes Homestead exemption File by March 1 after you buy to cut your taxable value and cap increases. Homestead guide → Condos Milestone inspections Older condo buildings need structural inspections and funded reserves, which affect financing. Condo rules → Investors Rental property in Florida A DSCR loan qualifies on the property's rent rather than your personal income, which suits investors who own several properties or live outside Florida. How DSCR works →
2026

Florida loan limits

Conforming · 1 unit $832,750 Every Florida county except Monroe (the Keys), where it's $990,150.
FHA · 1 unit $541,287 In 51 of Florida's 67 counties. The 16 below are higher.
VA No set cap With full entitlement. Lender limits still apply.
CountyFHA (1 unit)Conforming (1 unit)
Monroe County$990,150$990,150
Collier County$764,750$832,750
Broward County$667,000$832,750
Miami-Dade County$667,000$832,750
Palm Beach County$667,000$832,750
Martin County$603,750$832,750
Okaloosa County$603,750$832,750
St. Lucie County$603,750$832,750
Walton County$603,750$832,750
Baker County$580,750$832,750
Clay County$580,750$832,750
Duval County$580,750$832,750
Nassau County$580,750$832,750
St. Johns County$580,750$832,750
Manatee County$547,400$832,750
Sarasota County$547,400$832,750
Florida-specific

Florida guides and tools

Calculator Florida closing costs Doc stamps, intangible tax, title and lender fees for your price and loan. Estimate costs → Moving in Relocating to Florida Financing and timing that make a Florida move work. Plan the move → Part-year Snowbird financing Second-home, foreign-national and rental-minded loans for a home you use part of the year. See what fits → Taxes Homestead exemption File by March 1 to cut your taxable value and cap increases. Read the guide → Insurance Florida property insurance Wind, flood and hazard coverage, and how lenders look at it. Read the guide → Condos Florida condo financing Warrantability, milestone inspections and reserves. Read the guide →
Questions

FAQ

What is the 2026 FHA loan limit in Florida?
$541,287 for a one-unit home in 51 of Florida's 67 counties. Higher-cost counties go up to $990,150 in Monroe County.
What is the 2026 conforming loan limit in Florida?
$832,750 for a one-unit home in every Florida county except Monroe County, where it is $990,150.
Is Nick a lender?
No. Nick Grisanti is a Mortgage Loan Originator sponsored by C2 Financial Corporation, a licensed mortgage broker. Nick works with 100+ wholesale lenders, and all applications are submitted through C2 Financial Corporation.
Does Nick lend everywhere in Florida?
Yes. Nick is licensed throughout Florida and works with buyers in every county, from Pensacola to Key West.
Also licensed in

Other states

Investment property in another state? Business-purpose loans (for example, DSCR loans for rental and investment properties) may be available in other states, subject to state rules and lender guidelines. Call Nick or email Nick for details.