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Program 07
Conventional Investment in Florida
Conventional financing on non-owner-occupied Florida property.
Standard investment property financing with documented income. Up to 80% LTV, credit from 580, non-owner-occupied only. The Florida underwriting trap here is the same one that catches every buyer: the tax bill you inherit is not the tax bill you will pay. Business-purpose only, and every structure is set in underwriting.
Non-owner
occupied
30-yr
fixed avail.
80%
max LTV
Low
rates
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
For investors who qualify conventionally, this is usually the lowest-cost long-term money on a buy-and-hold. We help you weigh it against our DSCR and bank-statement programs so the loan matches your file and your goals.
Who it's for
Buy-and-hold investors
Non-owner-occupied 1-4 units
Borrowers who document income
Purchase or refinance
Typical terms
PropertyInvestment, non-owner-occ
Max leverageUp to 80% LTV
Term30-yr fixed / ARM
IncomeDocumented
CreditFrom 580
UsePurchase or refi
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
Conventional Investment in Florida, answered.
Why is the seller's Florida tax bill the wrong number?
Because the assessment resets when the property changes hands. Section 193.1554 caps annual reassessment increases on nonhomestead residential property of nine or fewer dwelling units at 10 percent, and section 193.1555 does the same for everything else. Both define the trigger as any sale, foreclosure, or transfer of legal or beneficial title, so the first full year after you buy is assessed at just value with no carryover. A seller who held for eight years under the cap is paying on a base you will never see. The cap that then applies to you excludes school district levies, the largest line on most Florida bills. Underwrite the tax at just value. Assessment date is January 1, and a Value Adjustment Board petition is due within 25 days of the TRIM notice mailing.
What does closing a Florida purchase cost in state tax?
0.7 percent on the deed plus 0.55 percent on the loan. Deed stamps run 70 cents per $100 of consideration under section 201.02(1)(a), statewide except Miami-Dade, where it is 60 cents plus a 45-cent surtax that does not apply to a single-family dwelling. Consideration includes any mortgage or lien assumed. On the financing side, mortgage stamps at 35 cents per $100 under section 201.08 plus the nonrecurring intangible tax at 2 mills under section 199.133 come to 0.55 percent, uncapped. On a $350,000 purchase with a $280,000 loan that is $2,450 and $1,540 (350,000 x 0.7% = 2,450; 280,000 x 0.55% = 1,540). Florida DOR is explicit that all parties are liable regardless of who agrees to pay, so the contract allocation decides it, and seller-pays is the customary default on the deed.
Can I shop for cheaper title insurance in Florida?
No on premium, yes on everything else. Section 627.782 requires the Financial Services Commission to adopt a rule specifying the premium title insurers charge in Florida, and provides that the rates apply throughout this state, reviewed at least every three years. So the premium for a given policy amount is the same at every agency. Settlement fees, endorsements, and execution speed still vary, and on a deal with a hard closing date that is what actually matters. Who customarily pays the owner's policy is county custom rather than law: buyer in Miami-Dade, Broward, Sarasota, and Collier, seller in most of the rest, so a Fort Lauderdale file and an Orlando file allocate it differently on identical contract language. It is always negotiable, and the paying party customarily picks the closing agent.
Does no state income tax improve the return on a Florida rental?
On the rent line, yes, and durably. Florida Constitution Article VII section 5(a) bars a state tax on the income of natural persons, so changing it requires a constitutional amendment rather than a legislative session. For an out-of-state owner that is a real difference in net yield against a state that taxes rental income. The corporate income and franchise tax is 5.5 percent after a $50,000 exemption, and an LLC taxed as a partnership or disregarded entity, the standard investor vehicle, is not itself subject to it. Florida recovers some of it through transaction taxes at closing and through a property tax bill that resets after you buy. Pair the model with a Florida CPA's read on your own position.
What is the insurance picture on a Florida investment property?
Priced tightly, rationed at the residual market, and with a short claim clock. Citizens Property Insurance is the state residual market and a new policy is ineligible if a private insurer offers coverage not more than 20 percent above the Citizens premium, inclusive of surcharges and assessments. So Citizens is a fallback with a moving ceiling, not a planning assumption. Citizens is also phasing in a flood requirement for personal-lines residential policyholders with wind coverage, reaching dwelling replacement cost of $400,000 and up from 2026 and all remaining personal-lines residential property from 2027. And under section 627.70132 a claim must be noticed within one year of the date of loss, 18 months for a supplemental claim. Premiums vary sharply by metro; see Sarasota or Jacksonville. Get bound quotes on the address.
What credit score do I need for a Florida conventional investment loan?
Credit starts at 580 on this program, which is the lowest floor of any of our documented-income products. It is still a floor, because conventional financing is priced off the borrower as well as the property. There is no hard credit pull to start a Florida file. This program does require documented income, so if your returns understate the business, a bank statement or DSCR structure usually fits better. Subject to underwriting.
How much do I need to put down on a Florida conventional investment loan?
Twenty percent, because we go up to 80% LTV. On a $300,000 Florida rental that is $240,000 from us and $60,000 from you (300,000 x 80% = 240,000). Budget the Florida transaction taxes separately: 0.7 percent on the deed and 0.55 percent on the loan, which on that $240,000 loan is $1,320 (240,000 x 0.55% = 1,320). The property must be non-owner-occupied. Subject to underwriting.
Can I use this program on my first Florida investment property?
Yes, and it is often the cheapest entry point if your income documents cleanly. The requirements are documented income, credit from 580, and a non-owner-occupied property. A thin landlord record is not a decline by itself. One Florida-specific instruction on a first file: title it in an entity, because Florida lending law turns partly on whether the borrower is a natural person. Subject to underwriting.
More Conventional Investment questions, answered on the program page
Resources
Guides for Conventional Investment
Rental / DSCR · 5 min read
What Is a DSCR Loan? How Investors Qualify on Rental Income
Read the guide Rental / DSCR · 5 min read
DSCR vs Conventional Loan: Which Is Better for Investment Property?
Read the guide Bank Statement / No-Doc · 5 min read
Bank Statement and No-Doc Loans for Self-Employed Investors
Read the guide Rental / DSCR · 5 min read
How to Finance a Rental Property in an LLC
Read the guide More in Florida
Other programs in Florida
Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
About the local figures on this page
Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.
Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-23.
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