Question 1

My rentals span Duval, Clay, St. Johns and Nassau counties. Do four counties on one deed schedule complicate a blanket loan?

Accepted Answer

No, and it is the reason a blanket facility earns its place in this metro. Jacksonville is a consolidated city-county government, but the other four counties in the metro are not: Clay, St. Johns, Nassau and Baker each run their own property appraiser, their own 2025 final millage, and in Clay's newer subdivisions their own layer of CDD and MSBU assessments on top of that millage. Duval alone runs 17.2004 to 18.9701 mills depending on urban services district, with no cheap unincorporated pocket to hunt for. A blanket loan secured by the whole footprint is one underwriting file and one payment instead of a separate mortgage, a separate tax bill and a separate insurance renewal on every door across four county lines. See how portfolio loans work on the national program page.

Question 2

Every property in my portfolio is in Florida. Does that concentrate my insurance risk in a way a lender actually cares about?

Accepted Answer

Yes, and Northeast Florida is the cheaper end of that risk, not the safe end of it. Duval's average homeowners premium including wind, as of March 2026, was $2,786, below Hillsborough ($3,525), Orange ($3,610), Pinellas ($4,063) and Broward ($6,136), with Clay lower still at $2,540 and Nassau the metro's highest at $3,051. That is a real cost advantage over South and Gulf Florida, but it does not remove the concentration: every policy in the portfolio renews against the same state regulator, the same reinsurance market and the same hurricane season, and every Citizens-insured rental in the metro must carry separate flood coverage by January 1, 2027, regardless of flood zone. We underwrite a Florida-only rental portfolio on the actual county mix and carrier mix in your file, not a single statewide assumption. DSCR rental loans price the same county-by-county risk on a single property; a blanket facility carries it across the whole book at once.

Question 3

I hold rentals in Atlantic Beach, Neptune Beach and Jacksonville Beach. Do they all follow the same short-term-rental rule?

Accepted Answer

No, and treating them as one Beaches market is the mistake. Atlantic Beach prohibits renting residential property for fewer than 90 consecutive days. Neptune Beach prohibits stays under 28 days in every residential zoning district. Jacksonville Beach instead licenses short-term rentals with a Short-Term Vacation Rental Certificate, a $150 annual registration, a $79.20 Local Business Tax Receipt, a mandatory fire marshal inspection, and renewal due every October 1. Three towns in a row on the same barrier island, three different regimes. A blanket loan does not change what each municipality allows; it means we underwrite each property against its own city's rule and fold the ones that qualify into a single facility rather than three separate files.

Question 4

Can I use a seller's current property tax bill to underwrite what a Jacksonville-area rental will cost me to hold?

Accepted Answer

No, and it understates the bill twice. Florida caps annual reassessment on non-homestead investment property at 10 percent, but that cap resets to full market value the year after a change of ownership, so a long-held seller's bill is not what you will pay. It also excludes school district levies entirely: Florida Statutes section 193.1554 caps reassessment for all levies other than schools, and in Duval the school portion is 6.3430 of the 17.7412 total mills, roughly 36 percent of the bill, reassessed at full value every single year with no cap at all. St. Johns County investors are carrying an added full mill on top of that since a 2025 voter-approved school levy. Run each address through its own county's tax estimator before you close, and take entity and exemption questions to your CPA; we size the blanket facility's debt service on the forward number, not the seller's.

Question 5

My portfolio includes several furnished short-term rentals in Duval County. Does that add a separate tax filing per property?

Accepted Answer

Yes, one per property, and missing it costs you an exemption, not just a late fee. The Duval County Property Appraiser treats furniture and appliances in a rental as tangible personal property, with a return due April 1 for each site in the county where you do business. Florida Statutes section 196.183 exempts up to $25,000 of assessed value per return, but the statute is explicit that the exemption does not apply in any year a taxpayer fails to file, and a late or missing return also forfeits it for that year. Scale that across a five- or ten-door furnished portfolio and it is five or ten separate April 1 deadlines, not one. We do not file on your behalf; flag it to your CPA before the first spring after closing.

Portfolio Loans in Jacksonville

How it works

Run your Portfolio Loans numbers.

Portfolio Loans in Jacksonville: local questions

Guides for Portfolio Loans

Other programs in Jacksonville

Funding Jacksonville deals fast.