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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages (NMLS 1862492) · Last updated: November 12, 2026
Quick answer: A Kissimmee, FL jumbo loan is a mortgage above the 2026 conforming limit for Osceola County, which is $832,750 for a one-unit home. The limits for two, three and four units are $1,066,250, $1,288,800 and $1,601,750. Those limits come from the Federal Housing Finance Agency. iQRATE Mortgages is a mortgage broker licensed in Florida. We compare wholesale lenders for jumbo files instead of giving you one bank's menu. Call (702) 766-3744 or start your application.
A jumbo loan is a loan that is larger than the conforming limit. Fannie Mae and Freddie Mac will not buy loans above that limit. So a lender keeps the loan or sells it through another channel. That is why jumbo files get more review than a standard purchase.
The limit is set by county and by number of units. It is a loan amount, not a price. A buyer who puts cash down can buy a home priced above $832,750 and still borrow less than the limit. The jumbo line is crossed only when the loan itself is higher.
Osceola County is not on the high-cost list for this purpose. For a one-unit home the threshold is $832,750. You can check any county on the FHFA 2026 county loan limit list, and read the agency's 2026 limit announcement.
These are the limits that decide when a Kissimmee-area loan becomes jumbo. FHA limits come from HUD. Conforming limits come from FHFA.
| Units | FHA limit | Conforming limit (jumbo starts above) |
|---|---|---|
| 1 unit | $541,287 | $832,750 |
| 2 units | $693,050 | $1,066,250 |
| 3 units | $837,700 | $1,288,800 |
| 4 units | $1,041,125 | $1,601,750 |
Osceola County sits in the Orlando-Kissimmee-Sanford metro. HUD uses a median sale price of $453,000 for that metro. FHA sets limits at 115% of the median, which is $520,950. That is under the national floor, so Osceola gets the floor of $541,287 for one unit. Polk County uses a median of $304,000, so Polk is at the floor too.
The VA works differently. Veterans with full entitlement have no VA loan limit, so a jumbo-size VA purchase can be possible. Individual lenders may set their own maximum, so compare a VA option with a conventional jumbo. See the VA loan limits page for the official rules.
The Census puts the median Kissimmee home value at $304,400. That is well under the $832,750 line. Most Kissimmee-area purchases are therefore conforming or FHA loans. Jumbo financing matters for the larger, higher-priced homes at the top of the market, not for the typical home.
| Measure | Amount | Gap to $832,750 | Limit as a multiple |
|---|---|---|---|
| Kissimmee city median home value | $304,400 | $528,350 | 2.74 times |
| Osceola County median home value | $353,300 | $479,450 | 2.36 times |
| Florida median home value | $359,000 | $473,750 | 2.32 times |
| Orlando-Kissimmee-Sanford metro median sale price (HUD) | $453,000 | $379,750 | 1.84 times |
| Osceola FHA one-unit limit | $541,287 | $291,463 | 1.54 times |
| Measure | Kissimmee city | Osceola County | Florida |
|---|---|---|---|
| Population | 81,479 | 427,415 | 22,416,076 |
| Median household income | $53,758 | $72,637 | $74,568 |
| Homes lived in by owners | 46.3% | 65.3% | 67.6% |
| Homes rented | 53.7% | 34.7% | 32.4% |
| Seasonal and vacation homes | 1,393 | 19,148 | 802,265 |
| Seasonal share of all homes | 4.5% | 11.2% | 7.8% |
One number stands out for jumbo planning. Osceola has 19,148 seasonal and vacation homes, or 11.2% of all homes in the county. That is above the Florida share of 7.8%. Most sit in the resort areas south and west of the city. Sources: Census Reporter profiles of Kissimmee and Osceola County (ACS 2020-2024 5-year), checked November 1, 2026, as cited on the iQRATE Kissimmee mortgage broker page.
Not sure which side of the line your loan falls on? Call or text (702) 766-3744 and we will check the county limit with you.
The Kissimmee and US-192 corridor is one of the largest vacation-rental areas in the country. It includes resort communities such as ChampionsGate, Reunion, Windsor Hills, Solara and Storey Lake. ChampionsGate and Reunion have golf and resort amenities, larger homes and higher HOA and resort fees. Windsor Hills, Solara and Storey Lake sit closest to Disney, with condos, townhomes and pool homes built for nightly rental.
A jumbo loan is most likely in these cases:
Local families buying primary homes in Poinciana, St. Cloud and Harmony usually borrow well below the line. Their best fit is often conventional or FHA.
A listing may say Kissimmee and still sit in Polk County near Four Corners. Davenport is in Polk County. The Four Corners area touches Osceola, Polk, Orange and Lake counties. The county matters because the loan limit, property tax, zoning and guest-tax rules all follow it. In my files, I check the parcel county on the title work before I look at anything else. Then I confirm the limit for that county on the FHFA list.
Areas and ZIPs we lend in: Kissimmee (34741, 34743, 34744, 34746, 34747), ChampionsGate and Davenport (33896, 33897), Reunion (34747), Celebration (34747), St. Cloud and Harmony (34769, 34771, 34772, 34773) and Poinciana (34758, 34759).
Want a second set of eyes on a listing? Call (702) 766-3744 and send us the details.
Jumbo files involve more documentation, more conditions and more moving parts than a conforming loan. Each lender sets its own credit, income, asset and reserve rules, so we do not quote a standard list. The table compares the main loan types for Kissimmee-area purchases in general terms.
| Loan type | When it applies | What the lender looks at |
|---|---|---|
| Conforming | Loan at or under $832,750 (one unit) | Your income, credit, assets and the property |
| FHA | Loan at or under $541,287 (one unit) | Your income, credit and an FHA appraisal |
| Jumbo | Loan above the county limit | Full documentation, assets, credit and appraisal; lender-specific rules |
| DSCR (investor) | Business-purpose rental property | The rent the lender counts against the full monthly payment |
| Bank statement | Self-employed buyers | Deposits on business bank statements instead of tax returns |
We also see jumbo files with less common income and assets, such as a home held in a revocable trust. The short video from David below explains how a trust fits into a jumbo purchase: the lender checks the trust's powers and qualifies the borrower.
Debt-to-income ratio still matters on jumbo purchases that use personal income. The CFPB explains it in plain terms on its debt-to-income ratio page. Higher-priced mortgage loans carry extra appraisal and escrow rules, which are set out in Regulation Z, section 1026.35, and the appraisal rules are in Regulation B, section 1002.14.
Terms vary by lender, program and file, so we do not list a standard offer. These are the items we compare across lenders before you choose. Questions about any of them? Call or text (702) 766-3744.
Ready to compare? Apply now or call (702) 766-3744 and ask for David.
Sometimes, but the loan type depends on how you use the home. A jumbo loan is a size category. A DSCR loan is an income method. A large rental can be both. The DSCR page, linked above, covers the rent-based method, and our investor page covers the wider set of investor programs. DSCR and other investor loans are for business-purpose, non-owner-occupied property only, not a home you or your family will live in.
Before you buy a rental, check these items. They come from the Osceola County and Florida rules summarized on the iQRATE Kissimmee mortgage broker page:
| County | Areas | State | Surtax | Tourist tax | Total |
|---|---|---|---|---|---|
| Osceola | Kissimmee, Celebration, ChampionsGate | 6% | 1.5% | 6% | 13.5% |
| Polk | Davenport, much of Four Corners | 6% | 1% | 5% | 12% |
| Orange | Orlando, Lake Buena Vista | 6% | 0.5% | 6% | 12.5% |
Cash to close includes your down payment and your prepaids. Prepaids are your own bills paid ahead: first-year homeowners insurance, daily interest to month-end and an escrow deposit. They are not a cost of the loan. The CFPB explains when you must receive these documents in Regulation Z, section 1026.19.
Have a Kissimmee-area home under contract or in mind?Call or text (702) 766-3744 and tell us the county, the loan size and how you will use the home. Prefer to talk by phone first? That works too.
iQRATE Mortgages is a mortgage broker, not a lender. We do not fund loans. We shop more than 100 lenders on complex files and match the file to the lender whose rules fit. Jumbo and non-standard files are where that comparison matters most. We work Kissimmee-area files from our Las Vegas office and close with local escrow and title. We are licensed in Florida, Nevada, California and Texas, and you can verify us on NMLS Consumer Access.
For jumbo basics that apply across iQRATE markets, see the general jumbo loan page.
I look at the whole transaction. I do not look only at the interest rate. I look at cash invested, monthly carrying costs, reserves, prepayment penalties and the exit strategy. A loan that saves money today can become costly if you need to refinance or sell before a prepayment penalty ends. I want to know whether the financing supports your plan, not only whether a lender will approve it. — David Ghazaryan, NMLS 1486726
One example from a different market: a Las Vegas investor's new-build financing fell apart when the builder's preferred lender denied her loan. The builder agreed to honor its incentives if she found outside financing. We arranged a DSCR loan on the property's rental income, with a coverage ratio of about 1.00. It closed in under three weeks. That file was a DSCR loan, not a jumbo loan, and it is not a promise about your file. The lesson carries over: a denial from one lender does not end a good deal.
Talk to David: call (702) 766-3744 and get started with a file review.
These are real 5-star Google reviews, quoted word for word. They are company-wide reviews from other markets, mostly Nevada, and are not a promise about your loan. Company ratings: Google 5.0 from 77 reviews and Yelp 5.0 from 51 reviews. See more on our reviews page and our Zillow lender profile.
“Andrei and David were so great! They're helpful and communicated everything with me through the whole process. I am so pleased and look forward to using iqrate for my future investment properties. 10/10 Will be reccomending to friends.” — Kassandra A., 5-star Google review (other market)
“Outstanding service with the help from this team! Everything was smooth, effortless, and headache free! They answered all my questions with ease & I will recommend friends and family as well! I most definitely will continue using this company for future mortgage needs!” — Ryan L., 5-star Google review (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. We definitely would recommend his entire team, everyone was so wonderful and helpful.” — Jael O., 5-star Google review (other market)
“Great professional work! Because of exceptional coordination from Andrei and the team, our escrow was closed seamlessly several days earlier. All our questions and concerns were addressed promptly. My husband and I would highly recommend this team to whoever is looking for a new mortgage or refinancing.” — Oksana K., 5-star Google review (other market)
“David and his team helped me refinance my house & they were amazing. They helped explain all of the different aspects of refinancing & answered all questions I had. Working with the team was easy & I am so grateful to have gone through them, because I am confident they got me the best deal I could get.” — Janina R., 5-star Google review (other market)
“My experience with the IQRATE team was phenomenal. I bought my first house and they helped me through the entire process. David , Andrei & Gayane were so helpful, communicative & patient with me as I had so many questions throughout the entire process. They made everything so simple & effortless & I will definitely be working with them for any mortgage needs I have.” — Anthony K., 5-star Google review (other market)
A loan above $832,750 for a one-unit home in Osceola County is jumbo in 2026. For two, three and four units the limits are $1,066,250, $1,288,800 and $1,601,750.
No. The FHA one-unit limit in Osceola County is $541,287. The conforming limit is $832,750. A loan between those two numbers is conforming but too large for FHA.
The Census puts it at $304,400. Osceola County is $353,300 and Florida is $359,000. These are 2020-2024 survey figures.
Yes. A home listed as Kissimmee can sit in Polk County near Four Corners. Check the parcel county, then confirm that county's limit on the FHFA list.
Often, yes. Veterans with full VA entitlement have no VA loan limit. Individual lenders may set their own maximum loan amounts, so compare a VA option with a conventional jumbo.
It depends on how you use the home. Frequent nightly rental usually points to an investment or DSCR loan, which is for business-purpose property only. A second-home loan limits renting.
No. In Osceola County guests pay 13.5% in state, surtax and tourist taxes. That money goes to the state and county. The lender counts the rent only.
It depends on the lender and the program. Some foreign national programs do not require a US credit history, but terms vary by lender, and every loan is subject to credit, property and underwriting approval.
No. iQRATE Mortgages is a mortgage broker. We compare lenders for you. The lender sets the final terms, and every loan is subject to credit, property and underwriting approval.
Send me the listing and your loan size, and I will check the county and the limit first. Call or text (702) 766-3744 or apply now. You can also contact us or read about David and the team.
All dollar figures on this page are public limits, Census data or simple subtraction from them. They are not an offer of credit, a quote of rates or terms, or a payment example. Your terms depend on your credit, income, property, program and lender, and appear on your Loan Estimate. This page is not a commitment to lend. Programs and terms change. All loans are subject to credit, property and underwriting approval. Local facts come from public sources and the published iQRATE Kissimmee mortgage broker page. They are not legal or tax advice.
iQRATE Mortgages · Company NMLS 1862492 · David Ghazaryan, Mortgage Broker, NMLS 1486726 · (702) 766-3744 · Licensed in Nevada, California, Texas and Florida. Equal Housing Opportunity.
