Conventional Loans in Florida—See Which Options Fit Your File
Conventional is the standard starting point for most homebuyers, repeat buyers, second-home owners, and investors. But the lowest down payment—or the fact that a program is available—does not automatically make it your best option. Start with your scenario and see which paths deserve a closer look.
Florida mortgage guidance · Certified Mortgage Advisor™ · 25+ years · Direct access to Shahram
Written and reviewed by Shahram SondiFlorida mortgage broker · Certified Mortgage Advisor™ · NMLS 186790Show Me My Conventional Options.
Answer a few basic questions. I’ll show you the Conventional structures that may be worth investigating, what could change the answer, and when FHA or another program deserves a comparison. This is planning guidance—not an approval.
How will you use the property?
Planning guidance only — not an approval, pre-approval, or a rate quote. No credit pull. No application data collected here.
Possible does not mean best.
A 3% down loan can preserve cash. A 20% down loan can remove monthly PMI. Neither answer is automatically better. The right structure depends on the rate, PMI, cash remaining after closing, debt ratio, reserves, expected time in the home, and whether another program prices the same file more effectively.
The standard starting line—
not always the finish line.
Conventional is normally the first lane I test for a qualified buyer. It can work for a first home, a move-up home, a second home, or an investment property. It offers multiple down-payment choices and private mortgage insurance that may later be removed.
But “Conventional is available” is not the same as “Conventional wins.” A borrower with a lower score may get a much higher Conventional rate or PMI cost than expected. FHA may produce a better complete payment. A veteran may be better served by VA. A loan above the county conforming limit may belong in Jumbo. I compare the file before I recommend the wrapper.
The loan program is a tool. Your payment, cash, approval strength, and long-term cost are the decision.
Three percent, five percent,
or twenty? Look past the headline.
The note rate may be similar at several down-payment levels while PMI and cash to close change materially. That is why I model the complete payment and the cash left after closing—not merely the percentage down.
Your score changes the price.
Your whole file changes the answer.
A 620 score is a common practical lender starting point for Conventional financing, but it is not a promise that the file will approve—and Fannie Mae’s Desktop Underwriter no longer applies one universal minimum score to every DU casefile. In the real market, a lower score can still mean higher rate costs, more expensive PMI, tighter overlays, or no acceptable automated approval.
An 800-score borrower may receive an approval near the system’s maximum debt ratio while a 620-score borrower can be declined at a much lower ratio. The automated system weighs the combined risk: credit history, LTV, debt ratio, reserves, income, occupancy, property, and other factors.
Income-eligible programs can sometimes reduce or waive certain agency pricing adjustments, which is why a lower-score first-time buyer should not assume Conventional is automatically too expensive. PMI and lender execution can still differ, so the actual comparison must be priced.
Conventional or FHA?
Run both when the answer is close.
| Factor | Conventional | FHA |
|---|---|---|
| Credit / pricing | Often strongest with a stronger credit profile; lower scores can face price and PMI pressure | Can price more evenly for lower-score borrowers |
| Down payment | As little as 3% in eligible cases; 5% common standard path | Commonly 3.5% for eligible borrowers |
| Mortgage insurance | Private MI varies and may later be cancellable | Upfront and annual FHA mortgage insurance; duration depends on structure |
| Loan limit | 2026 baseline one-unit conforming limit is $832,750 in most counties | County-specific FHA limits are generally lower |
| Property / occupancy | Primary, second home, and investment options | Generally owner-occupied primary residences |
| Best use | Stronger overall profile, flexible occupancy, cancellable MI | Lower-score or tighter-file scenarios where FHA produces better approval / pricing |
Do not compare only the note rate. Compare principal and interest, mortgage insurance, upfront financed charges, cash to close, APR, and the expected holding period. A lower FHA note rate does not automatically make FHA cheaper, and a technically eligible Conventional loan does not automatically make Conventional smarter.
The computer reads the risk.
The underwriter verifies the file.
Fannie Mae’s Desktop Underwriter and Freddie Mac’s Loan Product Advisor evaluate the complete loan scenario and return findings. Those findings can approve a stronger file at a higher debt ratio and decline a weaker file at a lower ratio.
An automated approval is not a final loan approval. The lender still has to verify the income, assets, credit, debts, occupancy, property, appraisal, and every condition shown in the findings. If the verified facts change, the file may need to be resubmitted and the result can change.
Quick facts
- DU permits a maximum DTI of 50%, but 50% is a ceiling—not an entitlement.
- Manual underwriting is more restrictive.
- Lender overlays can be tighter than the agency framework.
- A clean structure and accurate application matter as much as selecting the program name.
The income has to be stable,
documentable, and likely to continue.
Base salary▾
Current base income can often be used when employment is stable and properly documented. A job history shorter than two years does not automatically disqualify a salaried borrower.
Bonus, overtime, commission, and tips▾
A two-year history is preferred, but current Fannie Mae guidance can allow no less than 12 months when positive factors support the shorter history. The lender evaluates the trend and calculates usable qualifying income; the current paycheck alone is not enough.
Self-employment▾
Two years is the standard history, but some borrowers with at least 12 months in the current business may be considered when prior related income and other requirements support it. Tax returns, business performance, and current activity matter.
Rental income▾
Rental income can help, but the allowable amount depends on the property, lease, tax returns, operating history, and agency method. Expenses and vacancy treatment matter.
New employment / offer▾
Certain documented employment offers or contracts can be used under specific requirements. Do not assume you must wait two full years merely because the job is new.
PMI is a price— not a punishment.
Private mortgage insurance allows an eligible borrower to purchase with less than 20% down. The cost varies with credit, LTV, coverage, occupancy, property, insurer, and structure.
Reaching 20% down can eliminate borrower-paid monthly PMI at closing, but that does not mean you should empty your savings to get there. I compare the PMI savings with the value of reserves, repairs, moving costs, and the opportunity cost of the additional cash.
Cancellation, in plain English
For many covered loans, a borrower may request cancellation when the scheduled principal balance reaches 80% of the home’s original value, subject to legal and servicing requirements. Automatic termination commonly occurs at the scheduled 78% point if the loan is current, with exceptions. Your loan’s PMI disclosure and servicer control the exact process.
How PMI removal works →Conventional also finances
second homes and investment properties.
Primary residence
Usually receives the strongest pricing and the broadest low-down-payment options.
Second home
A current agency matrix can permit 10% down for an eligible one-unit purchase. Occupancy, distance/use, reserves, and pricing adjustments matter. A property operated primarily as a rental may not qualify as a second home.
Investment property
A current agency matrix can permit 15% down on an eligible one-unit purchase, but 20%–25% is often the more practical structure. Pricing, PMI, reserves, rental-income treatment, and the number of financed properties matter.
Florida condo note
For a Florida condominium, borrower approval is only half the file. The project, insurance, budgets, structural requirements, litigation, and other agency project standards can affect eligibility.
The loan limit is a program
boundary—not your budget.
For 2026, the baseline one-unit conforming loan limit is $832,750 in most U.S. counties. Higher limits apply in designated high-cost areas (up to $1,249,125 for one unit), and multi-unit limits differ. The applicable limit is based on the property location and unit count.
If the required loan is above the applicable conforming limit, the file may move into high-balance or Jumbo financing. That does not mean the buyer cannot qualify; it means a different pricing and underwriting framework may apply.
Where the Explorer helps
Enter your price, down payment, and county and the Explorer estimates your base loan, checks it against the 2026 limit, and flags the headroom—or when it likely moves into Jumbo.
The conforming limit is never an affordability recommendation.
A past event may create a waiting
period. It does not answer the whole file.
| Event | Standard Fannie Mae overview |
|---|---|
| Chapter 7 or 11 bankruptcy | Commonly four years from discharge or dismissal; potentially two with documented extenuating circumstances |
| Chapter 13 | Commonly two years from discharge or four years from dismissal; specific exceptions and multiple-filing rules apply |
| Foreclosure | Commonly seven years; potentially three with documented extenuating circumstances and added restrictions |
| Deed-in-lieu / preforeclosure / short sale | Commonly four years; potentially two with documented extenuating circumstances |
| Collections / charge-offs | Treatment depends on DU findings, type, amount, lien risk, and lender requirements; not every collection must automatically be paid |
The dates are measured from specific completion, discharge, or dismissal events—not merely when the problem began. Multiple events, mortgage debt included in bankruptcy, disputed reporting, and lender overlays can change the answer.
There is no single Conventional rate.
Conventional pricing changes with the market and with your credit, LTV, occupancy, property type, loan amount, term, lock period, points, and lender credits. Compare the same scenario on the same day—using the same shared pricing source as our Rates page, not a second table maintained here.
Ask Any Conventional Loan Question.
Type the question the way you would ask me. I’ll pull the closest reviewed answer from the Conventional library—then show what can change the answer and where the rule comes from.
Every Conventional question starts somewhere.
Browse the reviewed Conventional library by topic. Every link is a normal, crawlable page.
Credit, down payment, and PMI
31Income, DTI, and approval strength
18Rates, pricing, and closing costs
17Conventional basics and Conventional vs FHA
11Second homes and investment properties
9- Can I buy an investment property with a conventional loan? →
- How much down for a conventional investment property? →
- Can I count rental income to qualify on conventional? →
- Can I use short-term rental income for a conventional loan? →
- Why are investment property rates higher on conventional? →
- How much reserves do I need for a conventional investment property? →
Property, condos, and appraisals
17Loan limits, Jumbo, and refinance
15- What is the 2026 conventional loan limit in Florida? →
- What happens if I need a loan above $832,750? →
- What is a high-cost area conforming loan limit? →
- What is the conventional loan limit for 2-4 unit properties? →
- Conventional vs jumbo: what's the difference? →
- Is the conventional loan limit my affordability number? →
Florida-specific Conventional questions
9- How does Florida property tax affect conventional underwriting? →
- How does Florida homeowners insurance affect conventional approval? →
- Does conventional require flood insurance? →
- Can I get a conventional loan in Orlando? →
- Can I buy a Florida home with conventional from out of state? →
- How do I get pre-approved for a conventional loan? →
- What is a conventional loan? →
- What are conventional loan requirements? →
- What credit score do I need for a conventional loan? →
- What is the maximum DTI for a conventional loan? →
- How much down payment is required for a conventional loan? →
- Do I need 20% down for a conventional loan? →
- What is PMI on a conventional loan? →
- How do I remove PMI from a conventional loan? →
No lender can bend Fannie Mae or
Freddie Mac. The execution can still differ.
A conforming Conventional loan follows the same underlying agency framework wherever you get it. But lenders can have different overlays, rate sheets, fees, mortgage-insurance relationships, turn times, and tolerance for a complicated file.
As a broker, I can compare wholesale lenders and test Fannie Mae and Freddie Mac findings instead of forcing every borrower through one bank’s single lane. I still cannot rewrite the guidelines. My job is to structure the file correctly, compare the complete cost, and tell you when another program is the better fit.
Florida guidance. Orlando
experience. Direct access to Shahram.
I have worked in mortgages since 2001 and serve buyers throughout Florida from Orlando. Florida files bring their own practical issues—homeowners insurance, flood zones, condominiums, property taxes, CDDs, second homes, and investment properties. Those costs and property details belong in the decision before you choose a loan.
Let’s Go Over Your Numbers.
I’ll compare your credit range, down payment, income, property, mortgage insurance, cash to close, and alternatives to see whether Conventional is actually your best lane.
No application fee · No long form just to get a straight answer · Direct access to Shahram
Disclosures & source review
Guidelines and loan limits can change. Last reviewed July 29, 2026. Final eligibility depends on verified documents, automated underwriting, property eligibility, mortgage insurance, lender requirements, and current program rules.
This page is Florida-specific educational planning information — not legal, tax, or financial-planning advice, and not a loan approval, pre-approval, commitment to lend, or rate lock. Estimated structures depend on automated underwriting, verified documents, property and project eligibility, mortgage insurance, lender requirements, and current program rules.
Primary sources reviewed July 29, 2026
- FHFA — FHFA Announces Conforming Loan Limit Values for 2026 · reviewed 2026-07-29
- Fannie Mae — Fannie Mae Eligibility Matrix (effective April 1, 2026) · reviewed 2026-07-29
- Fannie Mae — Selling Guide B3-5.1-01, General Requirements for Credit Scores · reviewed 2026-07-29
- Fannie Mae — Selling Guide B3-6-02, Debt-to-Income Ratios · reviewed 2026-07-29
- Fannie Mae — Selling Guide B3-2-03, Risk Factors Evaluated by DU · reviewed 2026-07-29
- Fannie Mae — Selling Guide B3-3.3-02, Bonus, Commission, Overtime, and Tip Income · reviewed 2026-07-29
- Fannie Mae — Selling Guide B3-3.5-01, Self-Employed Borrower · reviewed 2026-07-29
- Fannie Mae — Selling Guide B3-5.3-07, Significant Derogatory Credit Events · reviewed 2026-07-29
- Fannie Mae — Fannie Mae 97% LTV Options · reviewed 2026-07-29
- Fannie Mae — Fannie Mae HomeReady Mortgage · reviewed 2026-07-29
- Freddie Mac — Freddie Mac Home Possible · reviewed 2026-07-29
- CFPB — CFPB — When can I remove PMI? · reviewed 2026-07-29