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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
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A Kissimmee mortgage broker compares many lenders for the DSCR, second-home, FHA and conventional loans used around Disney's southern gate. iQRATE Mortgages (NMLS 1862492) is licensed in Florida and shops more than 100 lenders on complex files. Osceola County allows whole-home short-term rentals only in its short-term rental overlay, STRPD districts, approved resort subdivisions and commercial tourist zoning, and owners must collect and remit the county's 6% tourist development tax themselves. Osceola's 2026 limits are $832,750 conforming and $541,287 FHA.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
Kissimmee and the US-192 corridor are among the largest vacation-rental markets in the country, with resort communities like ChampionsGate, Reunion, Windsor Hills, Solara and Storey Lake built for nightly rentals. Our clients here are mostly investors, including many from Canada, the UK and Latin America, and local families buying primary homes in Poinciana, St. Cloud and Harmony. The two groups need very different loans, so we start with zoning.
Part of our Florida mortgage broker coverage. We're licensed in Florida under company NMLS 1862492 and work Kissimmee files from our Las Vegas office, closing with local escrow and title.
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).
Seasonality matters: occupancy and nightly rates rise around school holidays and fall in late summer and early fall. Lenders that underwrite short-term income look at a full year, so we budget for slow months as well as peak weeks.
Florida basics that apply here: the seller customarily pays documentary stamps on the deed ($0.70 per $100; $0.60 in Miami-Dade). The buyer pays two mortgage taxes: doc stamps on the note ($0.35 per $100 of the loan) and intangible tax (0.2% of the loan), or $2,200 on a $400,000 loan. Homeowners insurance, plus flood insurance in many zones, is among the most expensive in the country, and lenders collect the first year's premium plus escrow months, so prepaids are often the biggest part of cash to close. Owner-occupants get the homestead exemption and Save Our Homes (3% cap), but the assessment resets when a home sells. Whole-home rentals of under 30 days need a state DBPR vacation-rental license. Statewide down payment help includes Florida Hometown Heroes (5% of the loan, $10,000–$35,000, when funded) and FL Assist (up to $10,000), plus county SHIP funds.
Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close also includes your prepaids (first-year homeowners insurance, daily interest to month-end, and an escrow deposit for your own future property taxes and insurance) plus your down payment. Prepaids aren't a cost of the loan; they're your own bills paid ahead. In Kissimmee, the first full year of homeowners insurance, flood insurance where required, and the escrow deposit are usually the largest prepaids; on furnished vacation homes, lenders may also require a landlord or short-term-rental policy. Your actual closing costs depend on county, price and loan type, so we don't quote a one-size range: every line is itemized on your Loan Estimate, and our Bare Bones guarantee means we add no fees of our own. Compare states on our closing costs by state page.
Osceola County: conforming $832,750 and FHA $541,287 for a one-unit home (FHFA and HUD).
Conventional (as little as 3% down for eligible first-time buyers), FHA (3.5% down, 580+ score), VA (no down payment for eligible veterans with full entitlement), jumbo above the conforming limit, DSCR loans that qualify on rent, bank statement loans for self-employed borrowers, asset-based and 1099 loans, and rate-and-term or cash-out refinances. As a broker we compare wholesale lenders, more than 100 on complex files, instead of one bank's menu.
Terms for each are on its own page; see all iQRATE guarantees.
In Osceola County, whole-home short-term rentals are allowed in the short-term rental overlay, STRPD districts, approved resort subdivisions and commercial tourist zoning. Homes inside Kissimmee city limits follow city rules.
You do. The county isn't contracted with Airbnb or Vrbo, so the owner or manager collects and remits it by the 20th of the next month.
Some lenders accept booking history or a short-term rental market analysis; others use long-term market rent only.
Yes, often with 25–30% down through foreign national or DSCR programs.
A Florida DBPR vacation rental license, an Osceola County local business tax receipt and tourist-tax registration.
$541,287 for a one-unit home in Osceola County. The conforming limit is $832,750.
Closing costs depend on the price, loan type and county, so yours are itemized on your Loan Estimate rather than quoted as a range. Closing costs are what it costs to get the loan (origination, points, appraisal, escrow and title). Cash to close also includes prepaids and your down payment; in Kissimmee, the first full year of homeowners insurance, flood insurance where required, and the escrow deposit are usually the largest prepaids; on furnished vacation homes, lenders may also require a landlord or short-term-rental policy.
Most of our loans close in under 30 days. For eligible full-documentation conventional, FHA and VA purchases, our goal is 17 calendar days from signing initial disclosures.
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. David Ghazaryan, Mortgage Broker, NMLS 1486726. Verify us on NMLS Consumer Access. Equal Housing Opportunity. Programs, rates and terms change and are subject to credit, property and underwriting approval; local facts on this page come from the public sources below and are not legal or tax advice.
More: Florida mortgage broker · DSCR loans · Bank statement loans · Our guarantees · Closing costs by state
