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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
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An Orlando mortgage broker compares many lenders for FHA, VA, conventional and investor loans, including vacation-home financing near the theme parks. iQRATE Mortgages (NMLS 1862492) is licensed in Florida and shops more than 100 lenders on complex files. Orange County's 2026 limits are $832,750 conforming and $541,287 FHA, and Orlando's median closed price was about $405,550 in September 2026. The City of Orlando allows only hosted home sharing, not whole-home vacation rentals, so investors usually buy in Osceola County's resort-zoned communities instead. Full-doc loans close in about 17 days.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
Orlando buyers include theme park, hospitality and health care workers, Lake Nona's medical and tech employees, people relocating from the Northeast and Puerto Rico, and vacation-home investors. Tip and shift income, first-time buyer assistance and choosing between a long-term rental and a legal vacation rental come up on almost every file here.
Part of our Florida mortgage broker coverage. We're licensed in Florida under company NMLS 1862492 and work Orlando files from our Las Vegas office, closing with local escrow and title.
Neighborhoods and ZIPs we lend in: Lake Nona (32827, 32832), Baldwin Park (32814), College Park (32804), Thornton Park and Lake Eola Heights (32801, 32803), Conway (32812), MetroWest (32835), Dr. Phillips (32819), and Avalon Park and east Orlando (32828, 32829).
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 Orlando, the first full year of homeowners insurance, flood insurance where required, and the escrow deposit are usually the largest prepaids; inland Orlando premiums are usually lower than on the coast, but still a big line. 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.
Orange County: conforming $832,750 and FHA $541,287 for a one-unit home. A second home needs at least 10% down on a conventional loan, and a vacation rental is underwritten as an investment property.
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.
Not as a whole-home rental inside City of Orlando neighborhoods, where only hosted home sharing is allowed. Investors usually buy in Osceola County resort communities zoned for short-term rentals.
Some can, using a rental history or a short-term rental market study, in communities where vacation rentals are legal.
$541,287 for a one-unit home in Orange County. The conforming limit is $832,750.
A Community Development District assessment that pays for infrastructure in many newer communities. It's on your tax bill, and lenders count it.
About $405,550 for homes that closed in September 2026, based on Orlando Regional Realtor data reported by Momentum Realty.
Yes, with a two-year history of reported tips on your W-2s or tax returns.
Only in FEMA high-risk zones is it required, but Hurricane Ian flooded inland neighborhoods in 2022, so many buyers consider it anyway.
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 Orlando, the first full year of homeowners insurance, flood insurance where required, and the escrow deposit are usually the largest prepaids; inland Orlando premiums are usually lower than on the coast, but still a big line.
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
