Florida Mortgage Broker: 100+ Lenders, DSCR to FHA, Written Guarantees

Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026

Quick answer
A Florida mortgage broker compares loan programs and pricing from many wholesale lenders instead of offering one bank's rates. iQRATE Mortgages (NMLS 1862492) is licensed in Florida and shops more than 100 lenders on complex deals for buyers, homeowners and investors from Miami to Jacksonville. Florida closing costs include state taxes many buyers don't expect: documentary stamp tax on the new mortgage note ($0.35 per $100) and intangible tax on the mortgage (0.2%), in addition to deed stamps ($0.70 per $100). In 2026 the conforming limit is $832,750 in most counties and $990,150 in Monroe County, and FHA limits are $667,000 in Miami-Dade, Broward and Palm Beach. Most of our loans close in under 30 days, full-doc in about 17.

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Florida is a market of condo questions, insurance questions and investor questions. Lenders review condominium projects closely, insurance and flood coverage can decide whether a loan closes on time, and short-term-rental investors need lenders that understand vacation markets. We work Florida files remotely from our Las Vegas office and place them with Florida-approved lenders whose guidelines fit your property.

Loan programs we offer in Florida

As a broker, we don't have one bank's product list. We compare wholesale lenders on every file, more than 100 on complex deals, and place you with the one whose rules and pricing fit you.

• Conventional loans: Fannie Mae and Freddie Mac loans up to the 2026 conforming limit for your county (see the county list below), with as little as 3% down for eligible first-time buyers.
• FHA loans: 3.5% down with a 580+ credit score under HUD guidelines, up to the county FHA limit.
• VA loans: for eligible veterans and service members, with no down payment required by VA for eligible borrowers with full entitlement.
• Jumbo loans: for loan amounts above the conforming limit.
• DSCR loans: investment-property loans that qualify on the rent instead of your personal income.
• Bank statement loans: for self-employed borrowers who qualify on 12 or 24 months of deposits instead of tax returns.
• Other non-QM options: asset-based (asset depletion), 1099, and foreign national loans, matched to the lender whose guidelines fit your file.
• Refinance and cash-out: rate-and-term and cash-out refinances on primary homes, second homes and rentals.

Florida closing costs and taxes in 2026

• Your closing costs, itemized: costs vary by county, price and loan type, so we don't quote a one-size range. Your Loan Estimate shows every line, and we add no fees of our own.
• Documentary stamp tax on the deed: $0.70 per $100 of price ($0.60 in Miami-Dade, plus a $0.45 surtax there on property other than single-family homes). It's customarily paid by the seller, but the contract decides.
• Doc stamps on the mortgage note: $0.35 per $100 of the loan amount, usually paid by the buyer. On a $400,000 loan that is $1,400.
• Intangible tax on the mortgage: 0.2% of the loan amount ($800 on $400,000), usually paid by the buyer.
• Title insurance: Florida promulgates title premium rates; who pays the owner's policy varies by county custom.
• Insurance and flood prepaids: lenders collect the first full year of homeowners insurance (and flood insurance where required) at or before closing, plus escrow months. Florida premiums are among the highest in the country, so this is often the largest prepaid. Condo buyers also need the association's insurance and budget reviewed.
• No state income tax: Florida has no personal income tax, and the homestead exemption reduces assessed value for owner-occupants, with Save Our Homes capping annual assessment increases at 3%. The assessment resets to market value when a home sells.

Closing costs vs. prepaids: closing costs are not the same as cash to close

Closing costs are not the same as cash to close. Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close is your closing costs plus your prepaids, plus your down payment.

• Closing costs are non-refundable fees paid to the companies that make the loan and the transfer happen: lender origination, discount points, appraisal, credit report, title insurance, escrow or settlement, recording fees, and any transfer tax the buyer pays. They're in Sections A–E of your Loan Estimate.
• Prepaids are your own future housing bills, collected up front: the first year of homeowners insurance (and flood insurance, if required), daily interest from closing to the end of the month, and an initial escrow deposit of several months of property taxes and insurance. They're in Sections F and G. They aren't fees. This is money that pays your own bills.

Prepaids are the main reason cash to close varies so much between states. A state with high property taxes or expensive insurance can require thousands more at closing even when the fees are similar. The comparison below shows how.

Nevada vs. California vs. Texas vs. Florida: who pays what at closing

Transfer or deed tax

• Nevada: $2.55 per $500 in Clark County ($5.10 per $1,000, 0.51%) and $2.05 per $500 in Washoe. By custom the seller pays it, and the contract decides.
• California: a county documentary transfer tax of $1.10 per $1,000, plus city taxes in some cities, such as LA's Measure ULA (4% above $5.4 million, 5.5% at $10.9 million or more). By custom the seller usually pays.
• Texas: none.
• Florida: deed doc stamps of $0.70 per $100 (0.70%; $0.60 in Miami-Dade). By custom the seller pays.

State taxes on the buyer's new mortgage

• Nevada, California and Texas: none.
• Florida: doc stamps on the note at $0.35 per $100 (0.35% of the loan) plus intangible tax at 0.2% of the loan, both paid by the buyer. On a $400,000 loan that's $2,200.

Property tax after you buy

• Nevada: the tax bill on a primary residence can rise at most 3% a year (up to 8% on other property). The value isn't reset to your price when you buy, but you must file the county's primary-residence claim to get the 3% cap. Clark County's median bill is about 0.5% of home value.
• California: Prop 13 reassesses the home to its purchase price when it sells: 1% plus local voter-approved levies, often about 1.1–1.3% in total, then at most 2% a year in value increases. A supplemental tax bill usually follows the purchase.
• Texas: combined local rates often run about 1.5–2.2% of value. On a $500,000 home that's roughly $7,500–$10,000 a year (about $625–$835 a month) before exemptions. For owner-occupants, the homestead exemption and a 10% cap on yearly appraisal increases apply after the first year.
• Florida: the homestead exemption and Save Our Homes (assessed value rises at most 3% a year) apply to owner-occupants, but the assessment resets to market value when the home sells.

The buyer's biggest prepaids

• Nevada: small, because tax rates are low. Taxes are paid in advance, so you reimburse the seller for the part of the period after closing.
• California: the first year of homeowners insurance, plus an escrow deposit based on taxes at the new assessed value.
• Texas: property-tax escrow. Taxes are billed in October and paid in arrears, so lenders often collect several months into escrow, commonly 2–6 months depending on the closing month. The seller credits you its prorated share of the year's taxes, which offsets part of it.
• Florida: the first year of homeowners insurance, plus flood insurance where required, plus escrow months. Often the largest prepaids of the four states.

Bottom line for a buyer

• Nevada: usually the lowest cash to close of the four. The seller customarily pays the transfer tax, there's no tax on the mortgage, and property taxes are low. Our Nevada clients' closing costs typically run about $6,000–$8,000 on full-doc loans and about $15,000 on some non-QM loans.
• California: moderate fees, but high prices, and the property tax resets to your purchase price.
• Texas: no transfer tax, but high property taxes push escrow, and cash to close, well above Nevada.
• Florida: usually the most expensive of the four for buyers, because of the buyer-paid mortgage taxes (0.55% of the loan) plus insurance prepaids.

The transfer-tax and mortgage-tax rates are set by statute. Property-tax ranges are typical effective rates, not quotes. Your Loan Estimate shows your actual numbers.

2026 loan limits in major Florida counties (one-unit homes)

• Miami-Dade, Broward and Palm Beach counties: conforming $832,750; FHA $667,000.
• Monroe County (Florida Keys): conforming $990,150; FHA $990,150.
• Orange County (Orlando): conforming $832,750; FHA $541,287.
• Hillsborough and Pinellas counties (Tampa Bay): conforming $832,750; FHA $541,287.
• Duval County (Jacksonville): conforming $832,750; FHA $580,750.
• Lee County (Fort Myers, Cape Coral): conforming $832,750.

Above your county's conforming limit you need a jumbo loan. Duplexes have higher limits ($853,900 FHA in Miami-Dade, Broward and Palm Beach).

Florida down payment assistance

• Florida Hometown Heroes (Florida Housing Finance Corporation): 5% of the first mortgage, from $10,000 to $35,000, as a 0% deferred second mortgage for eligible full-time workers, first responders, teachers, health care workers and veterans. Funds are released in rounds, so availability changes.
• FL Assist: up to $10,000 as a 0% deferred second mortgage for eligible first-time buyers; it can't be combined with Hometown Heroes.
• County SHIP programs: most counties fund State Housing Initiatives Partnership assistance for eligible buyers.

These require participating lenders and have income limits. We check availability before you write an offer.

The iQRATE guarantees (in writing, in every state we serve)

Every guarantee has terms on its own page; see all of them here.

• Rate Match Guarantee: lock with us, then within 3 calendar days show us a competitor's locked Loan Estimate and rate lock agreement for identical terms. We match it, or pay you $1,000 after you close with them.
• Bare Bones Closing Cost Guarantee: no processing, admin, doc-prep, lock or broker fees of our own. Lender and third-party fees pass through at cost and are itemized on your Loan Estimate and Closing Disclosure.
• 17-Day Closing Commitment: our goal for eligible conventional, FHA and VA purchase loans is closing within 17 calendar days of signing initial disclosures.
• All Costs Covered Guarantee: after preliminary underwriting approval on a purchase, if the loan fails to close solely because of our processing or underwriting error, we reimburse up to $1,000 of out-of-pocket costs and a forfeited earnest money deposit up to $5,000.
• $5,000 Seller Guarantee: if a seller accepts your offer based on our fully verified pre-approval and the loan fails solely because of our error, we pay the seller $5,000. That makes your offer stronger.
• 12-Month Rate Drop Guarantee: if rates fall enough within 12 months of closing to lower your rate at least 0.50%, typical lender fees on the refinance are covered through premium pricing, subject to lender availability.
• Lifetime Automated Rate Monitoring: free for closed clients; we email you when the market drops about 0.50% or more below your rate.
• Moving Assistance Mortgage Offer: finance with us and buy through a participating partner agent, and you get help with professional moving costs, tiered by loan amount.

Most of our loans close in under 30 days, and full-documentation loans close in about 17.

Broker vs. bank vs. online lender in Florida

• Bank or credit union: one lender's products and pricing. If your file doesn't fit their box, the answer is no.
• Online lender: fast for simple files, but also one lender's guidelines, and often a call center.
• Mortgage broker: one application, many lenders. If one lender says no or prices high, we move the file to another without starting over. Brokers access wholesale pricing, and the compensation is disclosed on your Loan Estimate.

How it works with iQRATE, step by step

1. Call or apply online. A 15-minute call at (702) 766-3744 or our online application.
2. We price your file across our lenders. You see real options side by side, with every fee itemized.
3. Fully verified pre-approval. Underwriting reviews income, credit and assets before you make an offer, which is what backs the $5,000 Seller Guarantee.
4. Lock and disclose. You lock when you're ready, and the Rate Match window opens.
5. Close. Full-doc purchase loans target 17 days from initial disclosures; most of our loans close in under 30 days.

Where we lend in Florida

Miami, Miami Beach, Coral Gables and Homestead; Fort Lauderdale, Hollywood, Pembroke Pines and Coral Springs; West Palm Beach, Boca Raton and Delray Beach; Orlando, Kissimmee and Lake Nona; Tampa, St. Petersburg and Clearwater; Jacksonville; Fort Myers, Cape Coral and Naples; and the Florida Keys.

Florida mortgage FAQs

What does a mortgage broker do in Florida?

A Florida mortgage broker compares programs and pricing from many wholesale lenders and places your loan with the best fit. iQRATE Mortgages is licensed in Florida under company NMLS 1862492 and shops more than 100 lenders on complex deals.

What taxes do Florida homebuyers pay at closing?

Buyers who finance usually pay documentary stamp tax on the mortgage note ($0.35 per $100 of the loan) and intangible tax on the mortgage (0.2% of the loan). On a $400,000 loan, that's $1,400 plus $800. Deed stamps ($0.70 per $100) are customarily paid by the seller.

What is the 2026 FHA loan limit in Miami-Dade County?

$667,000 for a one-unit home, the same as Broward and Palm Beach counties. Monroe County's is $990,150; most other Florida counties use the $541,287 floor.

What is the 2026 conforming loan limit in Florida?

$832,750 in most counties and $990,150 in Monroe County (the Keys) for a one-unit home.

Can I get a mortgage on a Florida condo?

Usually, but lenders review the condo project's budget, reserves, insurance, litigation and structural inspections. Non-warrantable condos can often be financed through non-QM lenders.

Can I buy a Florida vacation rental with a DSCR loan?

Yes. DSCR loans qualify on the property's rent compared with its payment, and some lenders count short-term rental income.

How fast can you close a Florida mortgage?

Most of our loans close in under 30 days. Our goal for eligible full-documentation conventional, FHA and VA purchase loans is 17 calendar days from initial disclosures. Insurance binding is often what sets Florida timelines, so we start on it early.

What is Florida Hometown Heroes?

A Florida Housing program that provides 5% of the first mortgage, from $10,000 to $35,000, as a 0% deferred second mortgage for eligible Florida workers. It's funded in rounds, so availability changes.

Can self-employed Floridians get a mortgage without tax returns?

Yes. Bank statement loans use 12 or 24 months of deposits; 1099 and asset-based loans are also available.

Can foreign nationals buy in Florida with a mortgage?

Some non-QM lenders offer foreign national loans, usually with larger down payments. We match the file to lenders that accept your documentation.

Can a Las Vegas broker do my Florida loan?

Yes, if the company and loan officer are licensed in Florida. iQRATE Mortgages is licensed in Florida; verify it on NMLS Consumer Access under NMLS 1862492.

What is the difference between closing costs and cash to close in Florida?

Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title, plus Florida's buyer-paid mortgage taxes. Cash to close adds your prepaids, mainly the first year of homeowners and flood insurance plus escrow months, and your down payment.

Sources

• FHFA, Conforming Loan Limit Values for 2026 (county file)
• HUD Mortgagee Letter 2025-23, 2026 FHA forward loan limits
• HUD FHA Mortgage Limits lookup
• Florida Department of Revenue, Documentary Stamp Tax
• Florida Statutes §199.133 (nonrecurring intangible tax)
• Florida Housing, Hometown Heroes
• Florida Housing, homebuyer programs (FL Assist)
• Florida Office of Financial Regulation, mortgage licensing
• Nevada Department of Taxation, Real Property Transfer Tax FAQs
• NRS 361.4723, partial abatement (3% cap)
• Clark County, property tax abatement
• California Board of Equalization, change in ownership (Prop 13)
• Los Angeles Office of Finance, Measure ULA FAQ
• Texas Comptroller, property tax basics and homestead exemptions
• Florida Statutes §199.133, nonrecurring intangible tax
• CFPB, Loan Estimate explainer
• 12 CFR 1024.17, escrow cushion limit

Get started

Get My Custom Rate Now · or call (702) 766-3744

iQRATE Mortgages · NMLS 1862492 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in Nevada, California, Texas and Florida. Verify us on NMLS Consumer Access. David Ghazaryan, Mortgage Broker, NMLS 1486726. Equal Housing Opportunity. Loan programs, rates and terms change and are subject to credit, property and lender approval. This page is general information, not a commitment to lend.

Related: Nevada · California · Texas · Florida · DSCR loans · Bank statement loans · Our guarantees

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