No call-center bait-and-switch. No hidden costs. Just a real broker walking you through what you actually qualify for, what it'll cost, and how to win in a Florida market that punishes confusion.
The "right" loan depends on your credit, your savings, and your timeline. Here's what each one is actually good for.
Best for: 580–680 FICO buyers, lower down payment. Watch out: mortgage insurance is permanent (or until refi).
Best for: 700+ FICO buyers, lower long-term cost. PMI drops off automatically at 78% LTV.
Best for: active duty, veterans, surviving spouses. No PMI, ever. Best rates in the market.
Best for: rural FL areas (yes, parts of FL still qualify). Income limits apply.
Best for: teachers, nurses, EMS, law enforcement, military. Up to 5% DPA, max $35k.
County-level DPA can stack with state programs. Often 5–15% of purchase price as second mortgage or grant.
Roughly: housing payment up to ~36–43% of gross monthly income (depending on loan type and other debt). Use our affordability calculator to run real numbers.
Same day if you have pay stubs, W-2s, bank statements, and ID ready. We can issue a pre-approval letter in hours, not days.
FHA: 580. Conventional: 620 (better at 700+). VA: 580–620 (lender dependent). If you're below those, we'll talk about a 60–90 day credit plan to get there.
Income-driven repayment counts at the actual payment for FHA and conventional (HomeReady). VA and USDA use 5% of balance. We pick the loan that minimizes the DTI hit.
2–4% of purchase price for buyers (less the doc stamps on deed, which seller pays). We can structure seller credits and lender credits to cover most of it. Use the closing cost estimator.
If you're buying anywhere within ~10 miles of the coast, get an insurance quote BEFORE you go under contract. We can do this for you in 24 hours. Insurance has killed more deals than rate ever has.
30 minutes. We'll go over your numbers, the loan options that actually fit, and a clear plan to get you to closing without surprises.
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