Q&A

Buying a Home

How much house can I afford?

It depends on your income, monthly debts, down payment, credit, and the taxes and insurance on the home. Most loan programs look at your total monthly debts as a share of your gross income, and some programs allow more than others. Here is how much house you can afford in Jacksonville, with local numbers.

How much do I need for a down payment?

Less than most people think. FHA loans allow 3.5% down for qualified borrowers, some conventional loans allow 3% down for eligible buyers, and VA and USDA loans can allow 0% down for eligible borrowers and properties. Program guidelines apply and may change, and lender overlays may be stricter. See FHA loans and conventional loans.

Is there down payment assistance in Jacksonville?

Yes. Florida and local programs, including Hometown Heroes for eligible workers, can help with down payment and closing costs for qualified buyers. Funding and rules change often. Compare the options in my Jacksonville down payment assistance guide and the Hometown Heroes guide.

I'm a first-time buyer. Where do I start?

Start with a quick conversation about your goals and budget, then get pre-approved before you shop. My first-time home buyer guide for Jacksonville walks through each step.

What does mortgage pre-approval mean, and how long does it take?

A pre-approval means a lender has reviewed your credit, income, and assets and estimated what you can borrow. With complete documents it can often happen quickly. It is not a final approval. Read how mortgage pre-approval in Jacksonville works.

What documents do I need to apply?

Most borrowers need recent pay stubs, two years of W-2s or tax returns, two months of bank statements, and a photo ID. Your loan type can add a few items. Use my mortgage documents checklist.

What are closing costs in Jacksonville?

Closing costs include lender, title, appraisal, recording, and prepaid items such as insurance and escrow, plus Florida taxes on the mortgage and deed. The total depends on the price, loan type, and who pays what. See closing costs in Jacksonville.

Credit

What credit score do I need to buy a house in Florida?

It depends on the loan program and the lender. Government-backed loans often allow lower scores than conventional loans, and individual lenders can set their own minimums. Here are the credit scores lenders really use in 2026.

Why did one lender turn me down when another might say yes?

Many lenders add their own stricter rules, called overlays, on top of program guidelines. Because I work with many wholesale lenders, I can look for one whose guidelines fit your situation. Read about credit score overlays and what to do when a bank says no.

Why do I pay for my mortgage credit report?

The mortgage credit report is a third-party service. I do the preliminary work first and ask you to order it only when there appears to be a path forward. North Star Mortgage does not mark up the fee. Details on the residential mortgage credit report page.

Loan Programs

Can I use a VA loan?

Eligible veterans, active-duty service members, and some surviving spouses can use VA loans, which can allow 0% down for qualified borrowers. Start by confirming your VA eligibility, then see VA loans in Jacksonville. VA guidelines may change, and lender overlays may be stricter.

I'm self-employed. Can I still qualify?

Often, yes. Besides tax returns, some programs qualify you on bank statement deposits instead of taxable income. Program guidelines apply. See self-employed mortgage options in Florida.

Can I buy a rental property?

Yes. DSCR loans are business-purpose loans for non-owner-occupied rental property that qualify mainly on the property's rental income. See DSCR and investment property loans.

Can I finance a manufactured home?

Often, yes, if the home meets program rules, such as being permanently affixed to an approved foundation. See manufactured home loans.

Homeowners

Should I refinance now or wait?

It depends on your current rate, how long you plan to stay, your closing costs, and your goals. I'll run the numbers with you. Read refinance now or wait.

HELOC or second mortgage: which is better?

A HELOC is a revolving line you draw on as needed. A fixed second mortgage gives you a lump sum with a set payment. The right one depends on how you'll use the money. Compare a fixed-rate HELOC vs. a fixed second mortgage.

Is a reverse mortgage right for me?

For homeowners 62 and older, a reverse mortgage can turn home equity into cash without a monthly mortgage payment, but you must keep paying taxes, insurance, and upkeep. Learn more about reverse mortgages in Jacksonville.

Why use a mortgage broker instead of a bank?

A bank can offer only its own loans. As an independent broker, I can compare many wholesale lenders to find a fit for your situation. See mortgage broker vs. bank in Florida, or browse the full Florida Mortgage Guide.

Still have a question? Call or text 904-880-6741, request a rate quote, or start your application. More answers are in the articles below.

Available for qualified borrowers. Program guidelines apply. FHA, VA, USDA, Fannie Mae and Freddie Mac guidelines may change, and lender overlays may be stricter. Rates and terms are subject to change. All loans subject to credit approval. Nathan Young, NMLS #325206 | North Star Mortgage Network, Inc., Company NMLS #356789 | 12058 San Jose Blvd, Suite 404, Jacksonville, FL 32223 | 904-880-6741 | Equal Housing Opportunity