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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages, Company NMLS 1862492 · Last updated: November 12, 2026
A jumbo loan is a mortgage above the conforming loan limit for the county where the home sits. For Jacksonville, that county is Duval. The 2026 one-unit conforming limit for Duval County is $832,750, set by the Federal Housing Finance Agency (FHFA). A loan amount above $832,750 is a jumbo loan. The loan amount decides this, not the sale price.
iQRATE Mortgages is a licensed mortgage broker, not a direct lender. We compare wholesale lenders for Jacksonville-area jumbo purchases and refinances, and we shop more than 100 lenders on complex files. Any figure on this page is general information and not a commitment to lend. Start an application or call (702) 766-3744 to talk through your scenario with David.
This table pulls the limits that matter for Duval County in one place. Check the exact county for your property in the FHFA 2026 county loan limit list, because several Jacksonville addresses sit in a neighboring county.
| Loan type | Duval County limit for 2026 | What it means for a jumbo search |
|---|---|---|
| Conforming, one-unit home | $832,750 | A loan above this amount is jumbo. |
| FHA, one-unit home | $580,750 | FHA cannot cover a loan above this amount, so larger purchases move to conventional or jumbo. |
| VA, borrowers with full entitlement | No VA loan limit | Eligible Navy and veteran buyers can compare VA with a conventional jumbo. See the VA loan limits page. |
| Conforming, two-unit home | $1,066,250 | FHFA baseline-area limit; Duval's one-unit limit equals the baseline. |
| Conforming, three-unit home | $1,288,800 | FHFA baseline-area limit. |
| Conforming, four-unit home | $1,601,750 | FHFA baseline-area limit. |
Because Duval's one-unit limit equals the FHFA baseline, there is no separate high-balance tier. The jumbo threshold and the baseline limit are the same number. FHFA announced the values in its 2026 conforming loan limit news release. FHFA does not set a maximum jumbo amount. Each lender sets its own program ceiling.
This jumbo loan limit calculator is a simple size check. Use the calculator below, then call (702) 766-3744 to talk through real options.
This checker only classifies a loan amount against the FHFA limits in the table above. It is not an approval, a payment estimate or a quote. To discuss real options, call (702) 766-3744.
Work through three questions in order:
If the loan amount lands right at the limit, ask us to compare a conforming structure against a jumbo structure for the same scenario. The better fit depends on your documents, reserves and plans for the property.
Jacksonville is a large, affordable-leaning market, so most purchases do not need jumbo financing. Jumbo shows up at the top end. The public figures below show where.
| Local data point | Figure | Source |
|---|---|---|
| Metro median listing price, September 2026 | About $379,000 | Linton Global listing data, as cited on our Jacksonville mortgage broker page |
| Duval County average total property tax rate, 2025 | About 17.9 mills ($17.90 per $1,000 of taxable value) | iQRATE's Jacksonville market research (see the broker page linked above) |
How to read this: a listing-price median is not a loan amount. A metro median well below the $832,750 limit suggests most Jacksonville-area purchases finance as conforming or FHA, with jumbo at the top end. For current home value indexes by metro, see Zillow Research data. We do not publish a Jacksonville jumbo share, because we have no verified Jacksonville data for it.
If you want to see actual jumbo volume for any county, the FFIEC HMDA Data Browser lets you filter public mortgage data by county and loan amount. For a worked example from another market, our main jumbo loans page walks through that data for Las Vegas. The table below is that other-market example, shown only to illustrate what the HMDA data can tell you. It is not Jacksonville data.
| Las Vegas metro (other market) | 2023 | 2024 | 2025 |
|---|---|---|---|
| First-lien purchase loans | 27,975 | 29,674 | 26,898 |
| Jumbo purchase loans | 964 | 1,010 | 1,088 |
| Jumbo share of purchase loans | 3.45% | 3.40% | 4.04% |
| Median jumbo loan | $1,005,000 | $1,075,000 | $1,135,000 |
Jacksonville covers more land than any other city in the contiguous U.S., and the property risks change a lot from the river to the beaches. These are the areas and ZIP codes we work, with the factor that usually shapes the insurance and appraisal conversation.
| Area | ZIP codes | What to check for a larger loan |
|---|---|---|
| Riverside and Avondale | 32204, 32205 | St. Johns River neighborhoods flooded during Hurricane Irma in 2017, so we review the FEMA map and flood history. |
| San Marco | 32207 | Same river flood history as Riverside; get a flood insurance quote early. |
| Mandarin | 32223, 32258 | Riverfront lots need their own flood quote. |
| Southside and Town Center | 32246, 32256 | Confirm the county and any association charges before you set a budget. |
| Arlington | 32211, 32225 | River-adjacent streets can carry flood-zone requirements. |
| Northside | 32218, 32226 | Verify flood zone and insurance by address. |
| Westside near NAS Jax | 32210, 32244 | Pre-1980 homes may need four-point and wind-mitigation inspections to get insured. |
| The Beaches | 32233, 32250, 32266 | Coastal surge exposure; Jacksonville Beach, Neptune Beach and Atlantic Beach have their own city millage. |
| Nocatee and northern St. Johns County | Check the address | Jacksonville mailing addresses, but in St. Johns County with its own tax rate. New construction here may bring builder incentives and CDD fees. |
On a larger loan, the carrying costs matter as much as the loan terms. These Florida and Duval County items belong in your budget before you choose a structure:
Often, yes. VA has no loan limit for borrowers with full entitlement, so a veteran can compare a VA loan with a conventional jumbo for the same home. Individual lenders may set their own maximum loan amounts, so we compare both paths. With NAS Jacksonville, Naval Station Mayport and Kings Bay nearby, VA loans are a big share of the local market.
Navy orders often give 60 to 90 days of notice. That timing lets us review your file before a house-hunting trip and close remotely if needed. After a PCS move, many Navy families keep a VA-financed Jacksonville home as a rental and use remaining entitlement at the next duty station. The broker page linked above covers the wider VA and FHA picture.
Where a loan amount crosses the county limit, these local details tend to decide which structure and paperwork a lender asks for:
There is no single national jumbo rulebook. Each lender sets its own credit, income, asset and property rules, and those rules change. Ask for the criteria in writing before you rely on any number you see online. Here is how the main areas work:
| Area | What to prepare | What to ask the lender |
|---|---|---|
| Credit history | Recent credit reports and a list of open accounts | Minimum score for this loan amount and any rules on recent late payments |
| Income | Pay statements, W-2s, tax returns, or business records, depending on the program | Which income the lender counts and how it is averaged |
| Debt-to-income | A list of every monthly debt payment | How the lender calculates DTI; see the CFPB debt-to-income explanation |
| Down payment and assets | Statements showing where closing funds come from | Required contribution, accepted gift sources, and how large deposits are verified |
| Cash reserves | Eligible assets that remain after closing | How many months of housing payments are required and which accounts count |
| Property and occupancy | Contract, address, intended use, condo documents if any | Appraisal, insurance, flood and condo-project requirements |
Down payment, closing costs and reserves are three different cash needs. The down payment reduces the loan. Closing costs and prepaids complete the transaction. Reserves are assets left over afterward. The same dollar cannot do all three jobs.
Yes, with the right program. A lender may use tax returns, or an alternative method such as bank statements for self-employed buyers. Alternative documentation does not mean no verification: lenders still have to assess and document your ability to repay. We also work with asset-based and 1099 loan options.
If your income includes stock compensation, or you own a portfolio you would rather not sell, the video below from iQRATE Mortgages covers one way buyers use pledged stocks instead of selling them, and the risk that comes with it.
| Option | Best fit | Where to read more |
|---|---|---|
| Conforming loan | Loan amount at or below the Duval limit | Jacksonville mortgage broker page, linked above |
| Jumbo loan | Loan amount above the limit for the county and unit count | This page, plus the jumbo overview linked above |
| VA loan | Eligible veterans and service members with full entitlement | VA loan limits, linked above |
| DSCR loan | Rental property bought for investment, qualified on the property's rent | Jacksonville DSCR loans and the DSCR hub |
| Bank statement loan | Self-employed buyers whose tax returns understate cash flow | Bank statement loans |
| Portfolio or multi-property financing | Investors adding several properties | Portfolio loans and serial investor loans |
Once you know the loan size, compare how each option behaves over time. We do not quote a rate here, because rates change daily and depend on your file. These are the terms to line up side by side on the same Loan Estimate:
| Term | What it controls | Question to ask |
|---|---|---|
| Fixed rate versus adjustable rate (ARM) | Whether the interest rate can change after closing | When is the first adjustment, and what are the index, margin and caps? |
| Interest-only feature | Whether early payments cover interest alone | What happens when the interest-only period ends? |
| Loan-to-value (LTV) | Loan balance compared with the appraised value | Which value does the lender use, and what is the maximum LTV for this occupancy? |
| Private mortgage insurance (PMI) | An added insurance cost on some loans | Does it apply here, and how is it priced? |
| Discount points and lender credits | Trade-offs between upfront cost and rate | What does each point buy, and what is the break-even time? |
| Rate lock | How long your pricing is held | What are the lock period and extension terms? |
| Escrow | Whether taxes and insurance are collected with the payment | Which charges are in escrow, and which do I pay separately? |
| Appraisal and occupancy | Value support and how you will use the home | Is a second valuation needed, and does primary, second-home or investment use change the terms? |
| Prepayment terms | Cost of paying off early on some investor loans | Is there a prepayment penalty, and when does it end? |
Jumbo loan pricing is not automatically higher or lower than conforming pricing, so compare offers for the same scenario and the same day. For a loan covered by federal disclosure rules, the Loan Estimate is the document that lets you compare payment, fees and other terms. The CFPB's Regulation Z rule on mortgage disclosures sets out when you receive it. Ask for the APR, points and credits together instead of the interest rate alone. Federal rules also set appraisal requirements for higher-priced mortgage loans, and the CFPB's Regulation B rule on appraisals covers your right to receive a copy of the appraisal report, so ask the lender which apply to your loan. Questions about a specific program? Call (702) 766-3744 and we will go through it with you.
A larger rental purchase can need jumbo-size financing, or it can fit a DSCR loan that qualifies on rent, closes in an LLC and needs no tax returns. They solve different problems, and the choice depends on the property and your plan.
David is a real estate investor as well as a broker. In his own words:
"One thing being a real estate investor has taught me is that getting a loan approved and making a good investment are two different things. I've seen investors spend weeks negotiating a purchase price and then barely examine the financing terms. They focus on the interest rate. I look at the entire transaction: cash invested, monthly carrying costs, reserves, prepayment penalties, and the exit strategy."
— David Ghazaryan, Mortgage Broker, NMLS 1486726
He adds that a loan that saves money today can become expensive if you must refinance or sell before a prepayment penalty ends. Visit our investor financing page for the programs we offer. Questions? Call (702) 766-3744.
This example is from a Las Vegas investment property, not from this market. A client came to David after the financing on a brand-new Las Vegas investment property fell apart. The builder was offering generous incentives, but required the buyer to apply through its preferred lender, and that lender denied her loan. She had met the builder's application requirement, so the builder agreed to honor the incentives if she found outside financing. David arranged a DSCR mortgage that qualified on the property's rental income instead of a personal debt-to-income calculation, and applied the builder incentives toward a rate buydown. The debt-service coverage ratio was approximately 1.00, and the loan closed in less than three weeks. His takeaway: a lender's denial does not always mean the deal is dead. Sometimes the answer is understanding the purchase contract and choosing the financing program that fits the investment.
Several local items sit outside the loan itself. Ask your agent and title company for the figures that apply to your address:
Most assistance programs have their own income and loan rules, so ask about eligibility before you assume they fit a larger purchase. Programs we see across Duval County include:
For buyers in Mandarin, the Southside, Arlington or the Beaches who want to compare programs, call (702) 766-3744 and we will check which ones fit.
Keep funds in place until we talk. Moving money you need for closing or reserves can create a verification problem late in the process.
Next step:Apply now to start, call us at (702) 766-3744 to schedule a call with David, or request a loan review by phone. Get started today.
Jumbo guidelines differ from lender to lender, and a bank has only its own menu. A broker compares several. iQRATE Mortgages is licensed in Florida under company NMLS 1862492. You can verify us on NMLS Consumer Access. David's company-wide record on Zillow is 5.00 stars from 9 reviews, and our Google profile shows 5.0 from 77 reviews. These ratings are company-wide, not specific to Jacksonville. Read more on our reviews page or about page.
Prefer to talk first? Contact us or call (702) 766-3744.
For a one-unit home in Duval County, a loan above $832,750 is jumbo in 2026. The loan amount, not the purchase price, decides it. Two- to four-unit properties have higher conforming limits.
The one-unit conforming limit is $832,750 and the one-unit FHA limit is $580,750. VA has no loan limit for borrowers with full entitlement.
Not automatically. Nocatee has Jacksonville mailing addresses but lies in St. Johns County, and Nocatee, St. Johns and Fleming Island addresses can sit in St. Johns or Clay County. Each county has its own tax rate, schools and loan limit, so confirm the county for your address.
Often, yes. Eligible service members and veterans with full entitlement face no VA loan limit, though individual lenders may set their own maximum loan amounts. We compare a VA option with a conventional jumbo.
It depends on the lender, loan amount, occupancy and property. There is no single national standard. We obtain the written criteria from each lender for your scenario before you commit.
Yes, subject to the program. A lender may use tax-return income or an alternative method such as bank statements. Lenders still assess and document your ability to repay.
No. The down payment is used for the purchase. Reserves are eligible assets that remain after closing. Confirm the required reserve and which accounts count, without counting the same money twice.
Some programs do, but availability and requirements differ. For rental properties, a DSCR loan that qualifies on rent may fit better. Confirm the intended use before you make an offer.
Closing costs depend on the price, loan type and county, so we do not quote a one-size range. Every line is itemized on your Loan Estimate. Cash to close also includes prepaids and your down payment. Across Jacksonville, the first year of homeowners insurance, flood insurance where required, and the escrow deposit are usually the largest prepaids.
Timing depends on the lender, the file and the appraisal. It also depends on how quickly documents arrive. We do not promise a closing date. Navy buyers with PCS orders should talk to us early so we can plan around the move.
These are verbatim reviews of iQRATE Mortgages and David Ghazaryan from other markets, including Las Vegas and Nevada, shared company-wide. They are not reviews from this market and are not about jumbo loans or Florida.
"David and his team helped us to get out new house financed. We had a very smooth process. I talked to them about what I want, they requested a few papers and did the rest."
— Tigran H., Google review, company-wide (other market)
"The team at iQRate Mortgages is experienced, thorough, and professional. They are also very personable and are there to walk you through the process step by step."
— shawnda u., Google review, company-wide (other market)
"A few months ago we bought our first house. We were so fortunate to have David. He explained so many things that we did not understand, literally took the time to explain our options and why they would or would not work for us. He made us feel comfortable with our decision."
— Jael O., Google review, company-wide (other market)
"David and Andrei and team were very knowledgeable and really helped in the whole process. Even though the economy is going through a rough time they were able to explain every detail and really looked out for our best interest!"
— Lydia Z., Yelp review, company-wide (other market)
"David and his team are very professional in their field of expertise. They helped me to get the loan really quick and easy, explaining all steps and assisting me with all of the papers."
— G M., Yelp review, company-wide (other market)
"David handled the purchase of my investment duplex in Olympia - Washington State. He came recommended by my realtor, and was very attentive, closed on time, and communicated clearly."
— Nnamdi C., Zillow review, company-wide (other market)
"David was very professional and went above and beyond to make sure I understand the loan procedure. In addition, he went with me to my closing because I expressed that I would be more comfortable with him there to explain the documents to me."
— Jasmin, Zillow review, company-wide (other market)
Tell us the county, the loan amount you need and how you earn your income. We will tell you which programs are worth comparing. Start your application, or call David at (702) 766-3744.
iQRATE Mortgages, Company NMLS 1862492. David Ghazaryan, Mortgage Broker, NMLS 1486726. Licensed in Nevada, California, Texas and Florida. (702) 766-3744. iQRATE is a mortgage broker and not a lender. Equal Housing Opportunity. Programs and terms change and are subject to credit, property and underwriting approval. Information on this page is general, is not a commitment to lend, and is not legal or tax advice. Local facts come from the public sources linked above; county limits are from FHFA, and you should confirm your property's county and limit before relying on them.
