No closing cost options · Florida
Keep more cash for what comes next.
Moving. Repairs. A cash cushion. Use lender credit from the rate you choose to cover all or part of your eligible closing costs.
- 01 · YOUR CHOICE
Choose a rate option
Compare the rate, payment and credit available to you.
- 02 · LENDER CREDIT
Put credit toward costs
It may pay all or part of your eligible closing costs.
- 03 · CASH AT CLOSING
Pay less upfront
You still pay the down payment and costs the offer does not cover.
The tradeoff For the same loan, more credit generally means a higher rate, payment and interest cost.
The full-coverage option requires a loan of at least $250,000 and enough available lender credit. Smaller loans may qualify for partial credits. Approval and other limits apply.
For the same loan, more lender credit generally means a higher interest rate, monthly payment and interest cost. Credit may cover only part of the eligible costs. Down payment, prepaids, escrow deposits, HOA charges and other listed exclusions remain. Not all borrowers qualify. Florida primary homes only: resale purchases and eligible refinances. Second homes, investment properties, and builder/new-construction transactions excluded. What’s covered & terms
Your money. Your decision.
Three ways to structure your loan.
I’ll walk you through the rate, payment and cash needed for each available option.
Rates with discount points
Pay points upfront to reduce the rate. Compare the monthly payment with the added cash needed at closing.
Rates without discount points
Choose an option without paying to buy down the rate. Other closing costs still apply unless covered by available credits.
Rates with lender credit
Tell me how much of your eligible closing costs you want covered. I’ll look for the lowest available rate that provides that credit among the options I can offer for your scenario. Full coverage is not always available.
How it works
Your rate choice can provide a closing cost credit.
Lender credit is part of the pricing for the rate you select. For the same loan, choosing more lender credit generally increases the interest rate, monthly payment and interest cost compared with choosing less credit. The costs still exist. The lender credit pays some or all of the eligible charges at closing; it does not make the loan free.
I’ll review your loan amount, credit, down payment or equity, property, program and current lender pricing. For loans of at least $250,000, a no closing cost option may be available if the lender credit covers all the eligible borrower-paid closing costs. The loan amount alone does not guarantee full coverage. If only partial coverage is available, I’ll show you how much the credit covers and what you would still pay.
A credit score alone does not guarantee availability. Your written quote and loan disclosures identify the credit, the costs it offsets and the money you still need. Some costs, such as the appraisal, may be due before closing; any applicable offset is reflected at closing.
Know what is included
Closing costs and cash to close are different.
Costs a sufficient credit may cover
- Eligible lender origination, underwriting and processing charges.
- Appraisal, credit report and other eligible loan-related services.
- Your eligible title, settlement and recording charges.
- Florida taxes on the mortgage itself: documentary stamps on the note and the intangible tax, where applicable.
Costs outside this offer
- Your down payment.
- Prepaid interest, property taxes and insurance, plus deposits to set up escrow accounts.
- HOA or CDD charges, home inspections, optional services and any points you elect to pay.
- FHA upfront mortgage insurance, VA funding fees and other upfront government program fees, where applicable.
Resale purchases: this offer assumes an existing home purchased from a private seller, with the seller paying the owner’s title policy and deed documentary stamps where agreed in the contract. That is not automatic or uniform across Florida. The contract controls who pays. If those costs shift to you, the quote and available credit must be reassessed. Builder and new-construction transactions are excluded. Seller-paid costs are never counted again as a benefit of the lender credit.
Loan-program and lender rules govern how credits may be used. A credit is not a cash payment to you, cannot replace a required down payment, and cannot be counted twice toward a charge.
A strategy to consider
Choose a payment you can live with.
Keeping cash available may matter more to you when you have repairs ahead or want a stronger emergency reserve. Paying closing costs for a lower rate may be more attractive if you expect to keep the loan longer. Compare the upfront difference, the monthly payment and the cost over your likely time with the mortgage.
Refinancing later is a possibility, not a promise. Future rates, your income, credit, home value and loan requirements may change. A refinance may have its own costs and may not be available or beneficial. Choose the loan only if its payment works for you even if you never refinance.
Another question worth asking
Think you need a large down payment?
Low down payment options may be available for a home you’ll live in. First-time and repeat buyers have different paths, and eligible veterans may have VA options. Down payment assistance has separate eligibility and terms; it may involve another loan. I’ll check whether any assistance can be combined with your financing.
Conventional options · FHA options · VA eligibility · First-time buyer guidance
A few straight answers.
What if my loan is less than $250,000?
The full-coverage offer has a $250,000 minimum loan amount. Smaller loans may still qualify for a credit toward part of their closing costs. I’ll show you the available credit and the costs you would still pay. This is a limit of this offer, not a minimum for all mortgages.
Does “no closing cost” mean no money due?
No. It means the lender credit is big enough to pay the eligible closing costs listed in your quote. Down payment, prepaids, escrow deposits, HOA charges and the other excluded costs still apply. Any costs due before closing are explained separately.
Is this the same as zero discount points?
No. Zero points means no upfront charge to buy down the interest rate. It does not mean lender, title, appraisal, recording or other closing charges are covered. This option requires enough lender credit to offset the defined eligible costs.
Can I compare all three pricing options?
Yes, when available for your scenario. Ask me to compare the lowest available rate at each points or credit level among the options I can offer, using the same loan amount, program, property and lock period. Review the rate, APR, payment and total cash needed together. You decide which structure fits your plans.
Can I use this on a refinance?
Eligible refinances of your primary home can be reviewed for lender credits too. The same $250,000 minimum applies to the full-coverage offer; smaller loans may qualify for partial credits. Availability depends on your equity, loan amount, credit, program, transaction type and current pricing. Compare the new balance, remaining term, payment and total cost rather than assuming a lower cash requirement makes refinancing worthwhile.
Will asking about this start an application?
Calling, texting or sending a quick-quote inquiry does not submit a full mortgage application. Start with a general conversation about your goals. Asking about the option does not guarantee approval, lock a rate or create a commitment to lend. Final terms require a complete application, verification and underwriting.
Talk through your options
Want to know how much cash you could keep upfront?
Tell me whether you’re buying or refinancing and your approximate loan amount. I’ll help you compare the rate, monthly payment and cash needed for your situation.