Your Florida
Mortgage, Handled.
Florida charges three separate state taxes to close a purchase, caps your property tax only after you own the home, and runs assistance programs where two of the three are never forgiven. The loan limit is the least surprising thing about buying here.
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Lending Across Florida
We lend in all 67 counties. These are the South Florida markets our Virginia, Maryland and DC clients buy in most, whether that is a relocation, a retirement, or a second home.
The only high cost county in Florida. The limit is $157,400 above the rest of the state, and it is the one place here where the county line changes what you can borrow.
Heavy condo market, which means association budgets and reserve studies matter as much as the rate does. Miami-Dade also handles its deed stamp differently from the rest of Florida.
The middle of the South Florida market and the county where our clients most often land when the move is for work rather than weather.
A large share of the second home and relocation money from the Northeast corridor, and a lot of buyers who will not claim homestead here.
Buying somewhere else in Florida? Outside Monroe County the loan limit is identical everywhere, so the conversation moves straight to closing costs, homestead status, and insurance.
Call or textThree Programs, One Forgives
Florida Housing runs several assistance products and they behave completely differently from each other. Two of the three are money you will pay back.
Only one of these is forgivable. HFA PLUS forgives at 20% a year over five years. The Florida Assist is deferred but never forgiven, and FL HLP charges 3% and adds a monthly payment. Knowing which one you are being offered matters more than the headline amount.
A deferred second mortgage at zero percent with no monthly payment. Nothing is ever forgiven. The balance comes due on sale, transfer or refinance, which is the part buyers miss.
The largest of the three, but it is a real second mortgage. It charges 3% and fully amortizes, so it adds a monthly payment on top of your first mortgage.
The one that actually forgives, and quickly by the standards of other states. Twenty percent a year across a five year term, so a buyer who stays five years owes nothing.
Ask which product it is, and what happens if you leave
A five year forgivable second and a never forgivable deferred second can look identical on a closing statement. They are not. If you expect to sell or refinance inside a few years, the Florida Assist is a loan you will repay in full and FL HLP is a payment you will make every month. Send us the program name and we will tell you which one you are actually being offered.
Check which program fitsProgram terms from Florida Housing Finance Corporation, verified September 2026. Florida also runs the Hometown Heroes Housing Program for eligible occupations. It lends up to 5% of your first mortgage amount, capped at $35,000 and floored at $10,000, as a 0% non amortizing second that sits deferred for thirty years. It is not forgiven, so it comes due on sale, refinance, transfer, or when the home stops being your primary residence. Funding is appropriated in rounds, so confirm the program is open on the day you reserve.
Coming down from the Carolinas? South Carolina down payment assistance runs on its own rules, and the property tax treatment on either side of the line is nothing alike.
Every Mortgage Option, One Team
The 2026 conforming limit is $832,750 across Florida, except Monroe County at $990,150. Which program fits comes down to your down payment, your credit, and whether this is your homestead.
The default for most Florida purchases and the loan type the HFA assistance sits behind.
Florida has one of the largest veteran populations in the country and a heavy active duty presence. With full entitlement there is no loan limit.
Useful where the credit file is still being rebuilt. FHA sets its own county limits on a table separate from the conforming one.
A large share of Florida inventory is condo, and the association is underwritten alongside you. Reserves, litigation and investor concentration can end a loan that the borrower easily qualifies for.
Above $832,750, or $990,150 in Monroe County, underwriting standards change and reserves come into play.
Worth reviewing after your first full tax year, once the assessed value has reset and you know what the real carrying cost is.
Send us the county, the price and whether it will be your homestead and we will tell you which programs are open to you before you write an offer.
Get pre-approvedFlorida Charges You Three Times
Most states tax the deed and stop. Florida taxes the deed, taxes the promissory note, and then charges a separate one time intangible tax on the mortgage itself. Here is what that adds up to with 5% down, before a single lender or title fee.
| Purchase price | Deed stamp at $0.70 per $100 | Note stamp at $0.35 per $100 | Intangible tax at 2 mills | Total state tax |
|---|---|---|---|---|
| $300,000 | $2,100 | $998 | $570 | $3,668 |
| $450,000 | $3,150 | $1,496 | $855 | $5,501 |
| $600,000 | $4,200 | $1,995 | $1,140 | $7,335 |
| $832,750 | $5,830 | $2,769 | $1,582 | $10,181 |
Deed stamp from Florida Statute 201.02, note stamp from 201.08, intangible tax from 199.133. The note stamp and intangible tax are calculated on the loan amount, shown here as 95% of the purchase price. Statute 201.02 defines consideration to include the amount of any mortgage. Some counties levy a discretionary surtax under Statute 125.0167, but that statute states there is no surtax on a document involving only a single-family residence, so an ordinary home purchase does not pay it. Miami-Dade handles its deed stamp under a separate provision and we have not quoted its rate here. Both stamp taxes are charged on each $100 or fraction of it, so the figures above round up to the next $100 before the rate is applied, then to the nearest dollar. Who actually pays each item is ultimately set by your contract.
Serving Those Who Serve
Florida carries one of the largest veteran populations in the country, three combatant commands, and major installations on both coasts.
VA loan entitlement rules from VA.gov. Funding fee exemptions depend on service history and disability status. Installation locations are given for orientation only and are not endorsements.
Florida Mortgage Questions, Answered
What buyers relocating to Florida, retiring here, or buying a second place ask us most.
Send us the county, the price point and whether it will be your homestead and we will give you the real numbers rather than a range.
Call (571) 621-5413Selling Your Florida Home Too?
Buying in Florida usually means selling something first. The Jamil Brothers Realty Team offers full service listings from 1.5%. The listing side is handled by the realty team and the financing by the Ken Byrne Team at ALCOVA Mortgage, and that is what makes a simultaneous sale and purchase easier to time.
Listings from 1.5%
Listing services are provided by the Jamil Brothers Realty Team. Mortgage financing is provided by the Ken Byrne Team at ALCOVA Mortgage. The two are separate businesses working the same transaction.
We are a Florida mortgage lender licensed across several states, so a relocation that starts in the DMV and ends in Florida stays with one team.