Florida

Who can help me with a mortgage, HELOC, or reverse mortgage in Florida?

The short answer

The Mortgage Advisory is licensed in Florida as a mortgage broker (NMLS #1549739, Florida license MBR5368) and helps Floridians buy, refinance, tap equity, and use reverse mortgages, including HECM for Purchase for retirees relocating to Florida. We explain Florida-specific costs like documentary stamp taxes, homestead savings, and insurance before you commit.

What loans can I get in Florida?

Buy a home: conventional, FHA, VA, and Non-QM for self-employed buyers
Reverse mortgages, including HECM for Purchase to buy your Florida home with no monthly mortgage payment
Refinance and HELOCs
Debt consolidation with home equity

What's different about a mortgage in Florida?

Documentary stamp tax on the mortgage: $0.35 per $100 of the loan amount, paid at closing.
Intangible tax: 0.2% of the loan amount, also paid at closing.
Homestead exemption and Save Our Homes: file for your homestead exemption to lower the taxable value of your primary home and cap how fast its assessment can rise.
Insurance is a big part of the payment. Wind coverage is a must, and flood insurance is required in flood zones. We build real quotes into your numbers early.
Condos need a closer look. Newer safety and reserve rules mean some condo buildings aren't eligible for certain loans right now, so we check the building before you fall in love with the unit.
Title insurance rates are set by the state.

Where in Florida do we help?

Statewide, including Tampa Bay, Orlando, Jacksonville, Miami and South Florida, Fort Myers and Naples, and the Panhandle, by phone and video, with closings at a local title company.

Is there down payment help in Florida?

Yes. Florida Housing's programs, including Hometown Heroes for teachers, nurses, first responders, veterans, and other essential workers. See down payment assistance in CA, TX, FL, and CO.

Example scenario (illustrative)

A retired couple from Ohio sells their home and wants to move near their grandkids in Sarasota. With a HECM for Purchase, they buy a $420,000 home using about half the price from their sale, keep the rest of their savings, and have no monthly mortgage payment. They keep paying taxes, insurance, and upkeep, and they file for their homestead exemption right away.

Our take

Florida is where a lot of people plan their retirement, and a reverse mortgage for purchase is one of the most underused tools for it. Just get the insurance numbers early; in Florida, they can matter as much as the rate.

Who funds your loan?

We arrange this loan through approved partner lenders and act as your mortgage broker. The partner lender funds the loan. We'll tell you upfront who your lender is and exactly how we're paid; it's all on your Loan Estimate.

Ace Ausar, Mortgage Banker · NMLS #1143018

The Mortgage Advisory, Inc. · NMLS #1549739

Reviewed by Ace Ausar, NMLS #1143018 · Updated 2026-09-27

Important disclosures

This material has not been reviewed, approved, or issued by HUD, FHA, or any government agency.
With a reverse mortgage, borrowers must continue to pay property taxes and homeowners insurance and maintain the home. The loan becomes due when the last borrower no longer lives in the home as a primary residence, sells the home, or does not meet the loan terms.
Proprietary reverse mortgages, including second-lien reverse mortgages, are not FHA-insured Home Equity Conversion Mortgages (HECMs). Terms, eligibility, and availability vary by program and state.
HELOC rates may be fixed or variable depending on the program. A variable rate is based on an index plus a margin and can change over time, which changes your payment. Fees, draw requirements, and early closure fees may apply. Your home secures the line of credit.
The Mortgage Advisory is not affiliated with or endorsed by the U.S. Department of Veterans Affairs.
The Mortgage Advisory is not affiliated with or endorsed by HUD or the Federal Housing Administration.
This is general information, not a commitment to lend. All loans are subject to credit approval, underwriting, and property valuation.

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