Mortgage Guideline Updates for Florida continue to influence how buyers qualify, how investors structure deals, and how realtors guide clients through today’s changing market. Recent updates from Fannie Mae, Freddie Mac, and several major Non-QM programs are now in effect, and these changes offer new opportunities for Florida borrowers. These updates arrive at a time when many homebuyers and homeowners are watching interest rates closely and trying to make smart decisions. All guideline information below comes directly from the latest lender announcement. AmWest Product Announcements Re…

Fannie Mae and Freddie Mac released two major changes that affect refinances and purchases across the state. These updates apply to borrowers completing rate-and-term refinances or those buying 2–4 unit homes as a primary residence. Both changes take effect on September 27, 2025.

FNMA increased the amount of incidental cash-back allowed on rate-and-term refinances. This gives Florida homeowners more flexibility when they lower their rate and payment. While this is not a cash-out loan, the added room helps borrowers manage smaller expenses without shifting into full cash-out pricing. For many Florida families, this makes refinancing cleaner and easier during a time of economic uncertainty.

FHLMC raised the maximum loan-to-value (LTV) allowed for owner-occupied 2–4 unit properties. This change applies to both new purchases and rate-and-term refinances. It allows buyers to purchase multi-unit primary homes with less money down. This is a strong update for Florida families who want to use rental income to qualify or who want the added stability of multi-unit living.

Several important Non-QM updates also impact the Florida market. As of October 6, 2025, Rural Properties are now allowed on second homes under the AAA/AAF, AAB, AAQ, AAO, and ITIN programs. This expansion opens the door for buyers purchasing second homes in Florida’s rural and semi-rural areas, including parts of St. Johns County, Clay County, Nassau County, and Central Florida. These programs apply varying requirements for LTV, loan amounts, and property eligibility, giving buyers more flexibility when standard loan programs fall short.

Another change affects Bank Statement loans. Effective October 9, 2025, the FICO score requirement has increased for 2–4 unit purchases or rate-and-term refinances with loan amounts above $1.5 million and up to $2.5 million. Many self-employed Floridians rely on Bank Statement programs to qualify accurately. Higher credit score requirements may narrow the pool slightly, but the program remains a strong option for business owners in high-value markets such as St. Augustine Beach, Jacksonville Beach, and other coastal areas.

Updates were also made to ADU (Accessory Dwelling Unit) guidelines within Non-QM programs. New rules change the number of comparable sales required for unpermitted ADUs. Most importantly, unpermitted ADUs can still be included in the appraised value. This matters across Florida, where multi-generational living and rental-friendly property designs continue to grow in popularity. Many homeowners have added ADUs without formal permitting in areas with fast development. These changes provide more clarity during the appraisal process.

Additional enhancements were announced for the AAA/AAF and AAB Non-QM programs. Two updates are especially important for Florida buyers. First, the 2–4 unit matrices were merged with the single-family matrix. This removes LTV restrictions on 2–4 unit properties and gives borrowers more consistent terms. Second, a new 85 percent LTV option is now available for one-unit properties with a 720 FICO under the AAA/AAF program. This gives strong-credit borrowers better access to higher-LTV financing, which helps in a competitive Florida market.

Florida’s housing market moves quickly. When guidelines change, strategy must change with them. At North Star Mortgage Network, we study every update and help buyers and homeowners make decisions with confidence. We work across Jacksonville, St. Johns County, St. Augustine, Tallahassee, Orlando, Tampa, and every part of the state. Whether you are buying, refinancing, or investing, understanding these updates can help you make the most of each opportunity.

If you want to see how these Mortgage Guideline Updates for Florida affect your specific loan options, call or text me directly. I am always glad to help you plan your next step.