This is the Florida mortgage guide we point clients to when they want the whole picture in one place. Every link below goes to a full article we wrote, grouped by what you are actually trying to do. Available for qualified borrowers. Program guidelines apply and may change. Rates and terms are subject to change. All loans subject to credit approval.

Not sure where to start? Never bought before, start with First-Time Buyers. Own already and rates moved, start with Refinance. Buying a rental, jump to Investor & DSCR. Or call or text Nathan at 904-613-7700 and skip the reading.

First-Time Buyers

Never bought before? Start here.

FHA Loans

Lower credit and 3.5% down. The most common first-purchase route in Florida.

Program details: FHA loan program.

VA Loans

No down payment and no monthly mortgage insurance for eligible service members and veterans.

Program details: VA loan program.

Conventional Loans

The standard route, and often the cheapest once you have equity or strong credit.

Program details: conventional loan program.

USDA Loans

No down payment in eligible rural and semi-rural parts of Florida.

Program details: USDA loan program.

Down Payment Assistance

Florida programs that help cover the cash to close.

Program details: down payment assistance.

Want Your Numbers Instead of a Guide?

A soft pre-qualification takes a few minutes and needs no Social Security number. You get a payment estimate and a straight answer on what you qualify for.

Start My Pre-Approval Request a Payment Estimate

Or call or text Nathan directly: 904-613-7700

Jumbo & High-Balance

Above the conforming loan limit.

Program details: jumbo loan program.

Self-Employed & Non-QM

Qualify on deposits or assets instead of tax returns.

Program details: self-employed mortgage options.

Investor & DSCR

Business-purpose loans for non-owner-occupied rental and commercial property.

Program details: DSCR investor loans.

Foreign National & ITIN

Buying in Florida without a Social Security number or U.S. credit history.

Program details: foreign national loans.

Commercial & SBA

Business-purpose financing for commercial property.

Construction & Renovation

Build it or fix it, financed in one loan.

Program details: renovation loans.

Manufactured Homes

Financing for manufactured and modular housing.

Program details: manufactured home loans.

Refinance

Lower the payment, change the term, or pull cash out.

Program details: refinance options.

Home Equity & HELOC

Tap equity without touching your first-mortgage rate.

Program details: HELOC options.

Credit

What lenders actually look at, and how to fix what they find.

Student Loans & Debt

How debt is counted against you, and how to work around it.

The Loan Process

Pre-approval through clear to close, step by step.

Program details: mortgage calculators.

Insurance, Taxes & Florida Costs

The Florida-specific costs national calculators miss.

Rent vs Buy

The math, run on real Jacksonville numbers.

Rates & The Fed

What actually moves your rate, and what does not.

Program details: today’s rates.

Housing Market & Policy

Market conditions, policy changes and what they mean for Florida.

Jacksonville & Northeast Florida

Local guides for Duval, St. Johns, Clay and Nassau.

Buying & Selling Strategy

Timing, competing offers, and whether to move at all.

Working With North Star Mortgage Network

Who we are, how we are paid, and what to expect.

How We Work

North Star Mortgage Network is an independent mortgage broker, not a bank. We compare programs and pricing across a wide lender network instead of selling one institution’s products. Nathan Young has been doing this in Northeast Florida since April 18, 2000.

  1. Soft pre-qualification. Credit score, income, price range, down payment. No Social Security number needed at this stage.
  2. Set the real budget. Not the maximum a computer approves — the payment you want to live with, including Florida taxes, insurance and any HOA or CDD fees.
  3. Full pre-approval. Documents reviewed, file structured, program selected.
  4. Offer and underwriting. One point of contact the whole way.
  5. Clear to close. Then you get the keys.

Florida Mortgage Guide: FAQ

How much do I need for a down payment in Florida?
FHA starts at 3.5%, several conventional programs start at 3%, and VA and USDA require no down payment for eligible borrowers. Down payment assistance can reduce it further. Available for qualified borrowers; program guidelines apply.

What credit score do I need?
FHA guidelines allow scores as low as 580 with 3.5% down, and there are paths below that. Guidelines may change, and individual lenders can set stricter overlays than the agency.

Can I get a mortgage without tax returns?
Often yes. Bank statement, 1099, P&L and asset-based programs qualify self-employed borrowers on deposits or assets instead of returns.

Do you lend outside Jacksonville?
Yes. North Star Mortgage Network serves all of Florida.

What does working with a broker cost me?
Compensation is disclosed in writing on your Loan Estimate before you commit to anything. Compare Loan Estimates side by side rather than comparing rates alone.

How long does it take to close?
It depends on the program, the property, and how quickly documents come back. We give you a realistic timeline at pre-approval rather than a number designed to win your business.

The Bottom Line

Serving all of Florida since 2000. Twenty-five years in, the most valuable thing we do is tell people the truth about their own numbers — including when the answer is “not yet.” Your best interest is my principal concern.

Start Wherever You Are

Tell me what you are trying to do and I will tell you what is realistic, in writing.

Get Started Request a Payment Estimate

Call or text Nathan: 904-613-7700  |  Today’s Rates  |  Calculators

About the author. Since April 18, 2000, Nathan Young has been a Florida mortgage expert and the founder of North Star Mortgage Network, Inc., serving all of Florida from Jacksonville. He is also a licensed (non-practicing) Florida real estate sales associate (License #SL639409). Nathan Young NMLS #325206 | North Star Mortgage Network, Inc. NMLS #356789 | 904-613-7700 | www.nsmn.com

This guide is provided for educational purposes and is not a commitment to lend, a rate quote, or tax or legal advice. All loan programs are available for qualified borrowers. Program guidelines apply and may change, and lender overlays can be stricter than the agency’s own rules. Any payment or rate figures discussed are estimates based on the information provided. Rates and terms are subject to change. All loans subject to credit approval. Equal Housing Opportunity.

Posted in blog