Florida Mortgage Loans
Updated: May 28, 2026
Alpine Mortgage has been serving Florida mortgage borrowers for many years. As an independent wholesale broker we shop multiple wholesale lenders to find the right loan program and best rate for each borrower's specific situation. Whether you're buying your first home in Tampa, refinancing in Orlando, purchasing a second home in South Florida or investing in vacation rental property in the Florida Keys, our team has the expertise to assist you throughout the Florida mortgage loan process. Florida has one of the most diverse mortgage markets in the country and we know how to navigate it.
We recognize that every client's situation is different, which is why we offer a diverse array of Florida mortgage programs.
Why Florida Borrowers Choose Alpine Mortgage Over a Bank
When you walk into a bank you see one lender's pricing and loan products. As an independent Florida mortgage broker, Alpine Mortgage shops your loan across a network of wholesale lenders for the most competitive pricing and you work with the same loan officer from application through closing.
See how Alpine's wholesale broker model works, and why it usually beats a retail bank →
Real Florida Borrowers. Real Results.
Two recent Florida closings where Alpine Mortgage's broker model gave borrowers options a retail bank couldn't:
Need a competitive rate in Florida? Get a custom quote in minutes.
Florida Loan Programs
Alpine offers a comprehensive range of mortgage products for Florida borrowers from first-time buyers to seasoned investors. Click any program for details on requirements, rates and how to qualify:
How to Choose a Florida Mortgage Broker
Not all Florida mortgage brokers are the same. Before choosing one, here are the questions to ask:
Mortgage brokers and lenders in Florida are regulated by the Florida Office of Financial Regulation under Chapter 494, Florida Statutes. Any legitimate broker has a license number you can look up for free on NMLS Consumer Access at nmlsconsumeraccess.org. Alpine Mortgage Services, LLC operates under NMLS #56905 and founder Steven Parangi is a licensed mortgage loan originator (NMLS #76024) and attorney with over 20 years of experience in residential lending.
Yes. Florida is one of the top second home markets in the country and Alpine has significant experience financing Florida second homes for buyers from New Jersey, New York, Connecticut, and other Northeast states. Because we are licensed in multiple states, we can handle your Florida purchase efficiently regardless of where you currently live. Second home loans have specific underwriting requirements that differ from primary residence loans.
More lenders means more options and better odds of finding the most competitive rate for your specific situation. Some brokers work with just 2-3 lenders. Alpine works with a large network of over 30 wholesale lenders covering conventional, government, jumbo, Non-QM, DSCR, foreign national and reverse mortgage programs.
Many large lenders shuffle borrowers between application specialists, processors and closing teams. At Alpine Mortgage, the loan officer who took your application stays with you through closing. You have their direct phone number and questions get answered the same day.
Closing speed often determines whether you win a competitive bid. Alpine's streamlined process means we typically close purchases in 21-30 days. We've closed loans in as little as 2 weeks when the circumstances required it. Speed is built into how we operate, not a special exception.
Self-employed income, retirement income with asset depletion, jumbo loan, investment property, foreign national buyer, snowbird second home, short term rental income, situations banks routinely decline are often ones that Alpine Mortgage closes. Our wholesale lender network includes specialty programs for borrowers who don't fit standard underwriting boxes.
Who We Help in Florida
Alpine works with the full range of Florida borrowers from first-time buyers to snowbirds, retirees and investors. Below are some of the situations that Alpine Mortgage has solutions for.
Snowbirds and Second Home Buyers
Florida is one of the top second home markets in the country. Alpine finances Florida second homes for buyers from New Jersey, New York, Connecticut and other states, handling both ends of the transaction through multi-state licensing. Second home loans typically require at least 10% down and have their own underwriting and pricing distinct from primary residences.
Fits if you: live out of state, are buying a Florida winter or vacation home and want one broker to handle the whole transaction.
Retirees and Fixed Income Borrowers
Florida's lack of state income tax often makes a Florida retirement more attractive than other states with a state income tax. Florida retirees can qualify using Social Security, pension income and retirement account withdrawals. For retirees with substantial savings, asset depletion qualification calculates income from investment account balances often supporting a larger loan than fixed retirement income alone. Alpine's wholesale lender network includes lenders who specialize in asset depletion.
Fits if you: are retired with significant savings but limited monthly fixed income or have been told your retirement income alone does not support the loan you want.
Florida Real Estate Investors
Whether you're buying a long term rental or a vacation rental near Orlando's theme parks or in the Keys, Alpine offers Florida DSCR loans that qualify on the property's rental income rather than your personal income. Short term rental income can be documented and used to qualify. LLC vesting is available and Alpine handles 2 to 4 unit multi-family financing as residential.
Fits if you: are purchasing or refinancing a rental, want to qualify on rental income or prefer to title in an LLC.
Self Employed and 1099 Borrowers
Banks routinely decline self-employed borrowers because of how tax returns understate true income. Alpine uses Non-QM programs that qualify on 12 to 24 months of bank statements, P&L statements, or 1099 income, no tax returns required. Florida's large population of business owners, consultants and gig workers makes this one of the most used programs in the state.
Fits if you: are self-employed or 1099, have been declined by a bank, or your tax returns understate your actual income.
Foreign National Buyers
Florida, and Miami in particular, has one of the most active foreign buyer markets in the United States. Alpine offers foreign national loans for non-US citizens purchasing Florida property, typically requiring 25 to 30% down without requiring US credit history or a Social Security number.
Fits if you: are a non-US citizen buying Florida property, or do not have US credit history or a Social Security number.
First-Time Florida Homebuyers
Alpine works with first-time buyers on FHA loans with as little as 3.5% down and conventional loans with as little as 3% down. As a wholesale broker, Alpine shops your scenario across multiple lenders to find competitive pricing which can make a meaningful difference on a first purchase where every dollar of payment matters.
Fits if you: are buying your first home, have 580+ FICO, and want to keep more cash on hand.
Borrowers with Credit Issues
Recent bankruptcy, prior foreclosure, or a low FICO score do not automatically disqualify you. Alpine offers FHA loans with FICO scores as low as 580 with 3.5% down or as low as 500 with 10% down, post bankruptcy and active Chapter 13 financing, and imperfect credit programs.
Fits if you: have a FICO under 620, have a bankruptcy or foreclosure in your history, or have been told you cannot qualify because of credit issues.
Veterans and Active Duty Service Members
Florida has a large military and veteran population with major installations including NAS Jacksonville and NAS Pensacola. Eligible veterans, active duty service members and qualifying surviving spouses can purchase with zero down through VA loans, with no monthly mortgage insurance and competitive rates. Alpine handles VA purchases, cash out refinances and IRRRL streamline refinances.
Fits if you: have a valid Certificate of Eligibility, are active duty or are a qualifying surviving spouse.
Borrowers Looking for Competitive Rates
If you are actively shopping rates and quotes, Alpine's wholesale broker model is built for this. We compare pricing across multiple wholesale lenders for your specific scenario rather than offering a single bank's rate sheet. Alpine also backs its pricing with a Best Rate Guarantee: show us a competing lender's locked rate and Loan Estimate on the day it was locked and we will work to match or beat it. Get a custom quote in minutes.
Fits if you: have quotes from other lenders, want to verify you are getting competitive pricing or have been told a rate is the "best" you can get.
Jumbo and Luxury Buyers in South Florida and Gulf Coast
South Florida, the Florida Keys, Naples and Sarasota all see significant transactions above the conforming loan limit. Alpine handles jumbo financing on primary homes, second homes and investment properties with wholesale lenders that specialize in $1M to $5M+ loan amounts, including Non-QM jumbo options for self employed or asset rich borrowers.
Fits if you: are purchasing or refinancing above the $832,750 conforming loan limit or need flexibility on jumbo loan requirements.
Serving All of Florida
Alpine Mortgage provides mortgage loans throughout the state of Florida. Each region has its own market dynamics, property types, and lending considerations.
South Florida
Counties: Miami-Dade, Broward, Palm Beach
Active markets in Miami, Fort Lauderdale, West Palm Beach, Boca Raton, Hollywood, and Coral Gables. Highly active second home market, foreign buyer activity especially in Miami and HVHZ (High Velocity Hurricane Zone) insurance considerations that affect lending.
Central Florida
Metros: Orlando, Tampa Bay, the I-4 corridor
Active markets in Orlando, Tampa, St. Petersburg, Clearwater, Lakeland and Kissimmee. Strong primary residence market, active short term rental investment near Disney and the theme parks and growing employment driving purchase demand.
Gulf Coast
Markets: Naples, Sarasota, Fort Myers
Active markets in Naples, Sarasota, Fort Myers, Cape Coral, Bradenton and Bonita Springs. Large second home and retirement market with luxury single family homes and condos and significant snowbird activity from the Midwest and Northeast.
North Florida
Markets: Jacksonville, Pensacola, the Panhandle
Active markets in Jacksonville, Pensacola, Tallahassee, Destin and Panama City. More affordable than South or Central Florida, with a strong military presence (NAS Jacksonville, NAS Pensacola) and an active VA loan market.
Florida Keys
County: Monroe
Monroe County is Florida's only high-cost area, with conforming loan limits up to $990,150. Active markets in Key West, Key Largo, Marathon, and Islamorada. Unique market driven by vacation properties and short term rentals.
Our Featured Florida Loan Officer: Steven Parangi
Alpine's founder, Steven Parangi, is a licensed mortgage loan originator (NMLS #76024) and attorney with more than 20 years of residential lending experience. He works directly with Florida borrowers on the scenarios where a wholesale broker makes a difference:
- Securing competitive rates on conventional, FHA and VA loans
- Second home financing for out of state buyers purchasing in Florida
- Retiree financing using asset depletion to qualify on retirement account balances rather than fixed income alone
- DSCR and vacation rental investment loans qualifying on rental income
- Navigating Florida insurance and HVHZ requirements that affect qualification in coastal and South Florida markets
Read Steven's full bio, media mentions, and client reviews →
How the Florida Mortgage Process Works with Steve
From the first phone call to the closing table, the process is built around one principle: you work directly with Steven, not a call center.
Initial Conversation
Call or email Steven to discuss your scenario. You'll get a rate range, program recommendations and a clear sense of what your loan looks like before any paperwork.
Application and Insurance Quotes
Complete a secure online application. Because Florida insurance costs significantly affect qualification, Steven helps borrowers obtain insurance quotes early so the PITI and debt-to-income calculations are accurate from the start. Pre-approval typically issues within 24 to 48 hours.
Loan Submission and Processing
Steven shops your loan across multiple wholesale lenders, identifies the best pricing fit for your scenario and submits to underwriting.
Underwriting and Closing
Steven manages underwriting conditions and closing coordination. Florida purchases typically close in 21 to 30 days. For out-of-state snowbird buyers, Alpine coordinates remote closing options so you do not need to travel to Florida to sign.
What Florida Borrowers Say
The reviews below are from Florida borrowers who worked with Alpine on their mortgage transactions. For more reviews, see Steven's bio page or read all reviews on Google.
"Buying our vacation home in Tampa was stress free thanks to Alpine. The team was responsive, friendly and got us an amazing rate."
"I was looking to refinance my home in Fort Lauderdale and Alpine beat out three other quotes I received. Fast, easy, and no surprises."
Ready to Get Started?
Whether you're buying your first Florida home, refinancing, or investing in property, Alpine is ready to help. The next step depends on where you are in the process:
Or call (201) 488-8809 to speak with a Florida mortgage originator today.
Steven Parangi is a licensed mortgage loan originator (NMLS #76024) and attorney with over 20 years of experience in residential home lending. As the founder of Alpine Mortgage, Steven works directly with borrowers to review their mortgage options and assist them throughout the home financing process. Content published on AlpineBanker.com is reviewed regularly by Steven to reflect current lending guidelines and market conditions.
View full author profile →Florida Mortgage FAQs
Yes. Florida is one of the top second home markets in the country and Alpine specializes in financing Florida second homes for out-of-state buyers, particularly from Northeast states like New Jersey, New York, and Connecticut. Because Alpine is licensed in multiple states, we can handle your Florida purchase efficiently regardless of where you currently live. Second home loans typically require 10% down minimum and have specific underwriting requirements distinct from primary residence loans.
Yes. Florida retirees can qualify for conventional mortgages using Social Security, pension income, and 401(k) or IRA withdrawals as qualifying income. For retirees with substantial retirement savings, asset depletion qualification allows lenders to calculate qualifying income from investment account balances, which can significantly increase the loan amount you can qualify for beyond your fixed retirement income alone. Alpine's wholesale lender network includes lenders who specialize in asset depletion qualification for retirees.
Florida insurance costs are significantly higher than most states due to hurricane risk and have been rising in recent years. In South Florida, properties in HVHZ (High Velocity Hurricane Zone) require specific impact-resistant windows and roofing to obtain insurance. Properties in flood zones require flood insurance in addition to standard homeowners insurance. Insurance costs are included in your monthly PITI payment and affect your DTI ratio when qualifying. We help Florida borrowers obtain insurance quotes early in the process so qualification calculations are accurate.To learn more, see our guide about Florida Homeownner's Insurance.
FHA loan limits in Florida vary by county. Most Florida counties have an FHA loan limit of $541,287 for a single family home. Monroe County (Florida Keys) is the only Florida high cost area with a higher FHA loan limit. View the current Florida FHA loan limits by county.
Yes, Florida investors have multiple mortgage options for investment properties. Conventional loans for investment properties typically require 15-25% down with FICO 620+. DSCR (Debt Service Coverage Ratio) loans qualify investors based on the rental income of the property rather than personal income, ideal for vacation rentals in Orlando near Disney, the Florida Keys, and other tourist markets. Short term rental income can be documented and used to qualify for DSCR loans using a short term rental income report.
Mortgage brokers and banks each have advantages. Banks offer relationship pricing and convenience if you already bank there. Mortgage brokers shop multiple wholesale lenders to find the best rate and program for your situation, which often means more competitive pricing and more flexibility for borrowers who don't fit standard bank criteria. Snowbird buyers, retirees needing asset depletion qualification, foreign national buyers, and investors typically benefit most from working with a broker. Brokers also have access to specialized programs like Non-QM, DSCR, and foreign national loans that most banks don't offer.
Florida offers a homestead exemption of up to $50,000 on the assessed value of a primary residence and the Save Our Homes assessment cap limits annual increases to 3%. These reduce ongoing property tax obligations but do not affect the initial mortgage qualification because lenders use the full assessed property tax for PITI calculations. For out-of-state buyers transitioning Florida to a primary residence the savings can be substantial after homestead is established.
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