Florida mortgage guide
National mortgage copy skips the parts that fail Florida files: wind deductibles, flood, condo master policies, CDD fees, and homestead. This page is those parts.
2026 loan limits
- FHFA conforming 1-unit, most Florida counties: $832,750
- Monroe County high-cost conforming 1-unit: $990,150
- FHA 1-unit Hillsborough (Tampa–St. Petersburg–Clearwater): $541,287
- VA with full entitlement: generally no county cap on a purchase
Insurance, wind, and flood
Hazard insurance in coastal counties often carries a wind deductible as a percentage of dwelling coverage (2% is common). Flood is separate in special hazard areas. Those premiums are escrowed and belong in DTI at pre-approval, not as a surprise at the Closing Disclosure.
Homestead
The Florida homestead exemption is a property-tax benefit on a primary residence after you file with the county property appraiser. It is not automatic at mortgage closing. It does not apply to second homes or most investment property. Save-Our-Homes caps assessed-value growth on homesteaded homes — underwriting still uses current taxes plus a realistic insurance range.
HOA, condos, and CDDs
Warrantable condos need a master policy, limited litigation, and investor-concentration limits. CDD assessments in master-planned communities (Wesley Chapel, Lake Nona, and others) count in housing expense even when they sit on the tax bill. Special assessments after storms show up on estoppel letters.
Hometown Heroes
2026 assistance: 5% of the first mortgage, minimum $10,000, maximum $35,000. 0% deferred second; not forgiven. See Hometown Heroes.
Veterans building
Florida VA one-time construction covers lot (or owned-lot equity), builder draws, and the permanent VA mortgage in one closing.
Investment property
Agency investment uses personal DTI and tax returns. DSCR uses rent ÷ PITIA and can be placed in Florida or other eligible states as business-purpose debt.