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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
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A Wesley Chapel mortgage broker compares many lenders for the conventional, FHA, VA and investor loans used in this fast-growing Pasco County suburb. iQRATE Mortgages (NMLS 1862492) is licensed in Florida and shops more than 100 lenders on complex files. Pasco County'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
Wesley Chapel is north of Tampa along I-75. Buyers include Tampa commuters, families moving from out of state, healthcare workers at AdventHealth Wesley Chapel and BayCare, and military families from MacDill. Most homes are new construction in master-planned communities.
Part of our Florida mortgage broker coverage. We're licensed in Florida under company NMLS 1862492 and work Wesley Chapel files from our Las Vegas office, closing with local escrow and title.
Areas and ZIPs we lend in: Wesley Chapel (33543, 33544, 33545), Zephyrhills (33540, 33541), Land O' Lakes (34638, 34639), Lutz (33558, 33559) and New Tampa (33647).
Most newer communities have both HOA dues and a CDD assessment on the property tax bill. Together they can add a lot to the monthly payment. Lenders count both, so get the numbers before you write an offer.
Builders often offer closing-cost credits or rate buydowns through their own lender. Compare the full cost and the rate on a Loan Estimate.
Pasco County is in a region where sinkhole activity occurs. Insurers may ask about it, and a buyer's inspection can flag concerns.
Epperson and Mirada built man-made Crystal Lagoons, and their HOA and CDD fees reflect the amenities. Wiregrass Ranch sits near the Tampa Premium Outlets and AdventHealth Wesley Chapel. Meadow Pointe and Seven Oaks are older and often have lower CDDs because their bonds are partly paid down. Compare the total monthly cost, not just the price.
I-75 and I-275 traffic into Tampa and the University of South Florida area can be heavy. Many buyers work hybrid. Lenders count remote income the same as office income when it's documented.
Ask for the CDD bond amount, the yearly operations and maintenance fee and the payoff schedule; some communities let you pay off the bond. Read the HOA rules on rentals, pools and fences. If you're buying new, compare the builder's lender offer with an outside Loan Estimate, and ask whether the incentive requires using their lender. Get a wind mitigation inspection on new homes to lower insurance.
Zephyrhills to the east has older homes and 55-plus communities at lower prices. Land O' Lakes and Lutz to the west have lakes, larger lots and some older homes on septic. Lutz straddles Pasco and Hillsborough counties, so check which county's appraiser and millage apply. Each area is inside the same $541,287 FHA limit as Wesley Chapel and Tampa.
A home that won't be finished for six to nine months needs either a long rate lock or a float-down. Builders often list an estimated completion date, but delays are common. Plan for a lock extension fee or ask the builder to cover it.
Newer homes built to current Florida code usually get better wind mitigation credits, and inland Wesley Chapel lots are often outside high-risk flood zones. That can make insurance cheaper than in coastal Pinellas or Hillsborough, though premiums vary by carrier and roof type.
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 Wesley Chapel, the first full year of homeowners insurance, flood insurance where required, and the escrow deposit are usually the largest prepaids; inland Pasco premiums are usually lower than on the coast. 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.
Pasco 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.
$541,287 for a one-unit home in Pasco County. The conforming limit is $832,750.
A special district assessment on the tax bill that pays for community infrastructure.
Compare their incentives against an outside quote first.
Only in high-risk zones; many inland lots aren't.
Yes, with no down payment for eligible borrowers.
Florida Housing programs are available to eligible buyers.
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 Wesley Chapel, the first full year of homeowners insurance, flood insurance where required, and the escrow deposit are usually the largest prepaids; inland Pasco premiums are usually lower than on the coast.
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
