Home loan options · Florida
Conventional, FHA, VA or something more specialized? Start with how you earn, how you will use the property and how much cash you want to keep.
Written and reviewed by Shahram SondiFlorida mortgage broker · Certified Mortgage Advisor™ · NMLS 186790Published · Updated
Start with your situation
Choose the description that sounds closest to your situation. Each guide explains the requirements, costs and trade-offs that matter next.
Start by comparing the core programs that fit most owner-occupied purchases.
Compare the core options →02Entitlement, funding-fee status and the complete payment shape the comparison.
Explore VA loans →03First-time buyer describes your situation—not a separate loan type. Compare the loan choices, assistance trade-offs and total cash needed.
Use the first-home guide →04Self-employed or 1099 income does not automatically mean Non-QM. Compare standard documentation with the alternatives.
Compare income options →05Compare standard investment financing with a loan built around the property’s rental cash flow.
Explore DSCR loans →06Jumbo lenders can read the same income, reserves and property differently.
Compare jumbo options →The core comparison
For most owner-occupied purchases, the useful first comparison is among the programs you are eligible to use—not every loan on the market.
The first comparison I make for many Florida buyers. It can work for a primary home, qualifying second home or investment property.
A practical backup when credit history, debt-to-income or available cash makes Conventional harder to approve.
Often the strongest starting point for eligible service members, veterans and certain surviving spouses.
How I compare them
When the standard lane is not the whole answer
These programs solve narrower problems. Start with the standard options when they fit, then use a specialty program when it solves something specific.
Buyer and local guides
Once you know the likely direction, add the buyer, property and Orlando context that can change the plan.
Build the full plan: loan, closing costs, assistance trade-offs and cash left after closing.
Open the Florida guide →Add the local realities: property taxes, insurance, HOA or CDD fees and offer strategy.
Open the Orlando guide →See what I review before issuing a letter and how to keep the approval ready for an offer.
See the pre-approval process →Pair the Florida FHA rules with Orlando-area property, appraisal, condo and insurance considerations.
Explore Orlando FHA →Use the VA benefit with Central Florida property costs, entitlement and residual income in view.
Explore Orlando VA →Compare banks, direct lenders and mortgage brokers by complete cost, fit and who stays accountable through closing.
Compare Orlando lenders →Start with the result you need, then decide whether replacing the current loan earns its cost.
Plan a refinance →Already know the loan?
The loan program is only one part of the decision. Use these pages to compare current costs, estimate the payment and prepare for the conversation.
See Florida mortgage rate examples with Rate and APR together, then compare the complete cost for your situation.
View Florida mortgage rates →Use the calculator built for the question you are trying to answer—payment, buying power, refinance or payoff.
Open the calculators →Understand who shops multiple lenders, how compensation works and which differences belong in the comparison.
Compare broker and bank →See what an underwriter reviews for assets, large deposits, available funds and the paper trail before you apply.
Prepare your statements →I’m a Florida mortgage broker based in Orlando. If you want the local version, start with my Orlando mortgage broker guide.
Need a real comparison?
I’ll explain which loan options appear to fit, what still needs to be verified and which trade-offs deserve a closer look.
Common questions
None is best in the abstract. The right comparison depends on the borrower, property, occupancy, available cash, income documentation and expected holding period. More than one program may fit, which is when the complete cost matters.
I generally test Conventional first, then compare FHA when its flexibility may solve a credit, debt-to-income or cash issue. The answer should come from actual approval findings and complete numbers, including mortgage insurance.
No. The documentation changes; it does not disappear. Bank statements, 1099 income, profit-and-loss statements, assets or rental cash flow may support different programs, depending on the transaction and lender.
No. First-time buyer describes your situation, not the loan itself. Depending on your income, credit, property and available cash, you may use Conventional, FHA, VA, USDA or another eligible program. Assistance programs can add separate requirements and trade-offs.
Talk to me when the answer depends on your actual income, credit, property or cash—or when one lender has already said no. A short conversation can separate a true program rule from one lender’s overlay.
Program requirements and lender overlays change. These sources were reviewed on September 20, 2026. Confirm current rules and personal eligibility before making a commitment.
Estimates only. Not a Loan Estimate, not an approval, not a commitment to lend, not a rate lock. Final terms depend on verified credit, income, assets, property, loan program, lock date, lender conditions, and actual third-party fees. Mortgage Expert, Inc. · NMLS 2412313 · Equal Housing Opportunity.
