Rental / DSCR in Orlando

Only if the parcel sits in a jurisdiction that allows it, and in metro Orlando that answer changes block by block. Whole-home short-term rental is not permitted in the City of Orlando: the city's own fact sheet says an individual homeowner may not rent an entire home for 1 to 29 days, and the only whole-unit path is a Commercial Dwelling Unit renting 7 to 29 days with a Business Tax Receipt and zoning that allows it. Unincorporated Orange County prohibits short-term rentals in single-family residential zones outright, with narrow exceptions near Disney. Osceola County and the City of Kissimmee are the permissive side of the map, but only inside mapped overlay districts and STRPD zoning along the W US 192 corridor, not in ordinary residential subdivisions. Before we underwrite nightly income on a DSCR file, tell us the county, the zoning district, and whether the property already holds its local STR license and the state DBPR vacation rental license. See the DSCR program terms for how we structure STR income once that's confirmed.

Because the two series are answering different questions right now, and DSCR math cares about both. Zillow's single-family rent index for the Orlando metro hit $2,491 a month in June 2026, up 2.0% year over year and an all-time high for the series, while the metro's mid-tier home value fell 2.7% year over year to $404,098 over the same stretch. A softer purchase price against a firmer rent line is what expands the ratio on a new loan; it does not do anything for a deal you already own at last year's price. Run the specific address through the DSCR calculator with a rent figure you can defend, not the metro average, since the submarket spread is wide (as of mid-2026).

Less than the coasts, but the county still moves the number. As of March 2026, the average homeowners premium including wind coverage ran $2,650 in Lake County, $2,767 in Polk (the Davenport corridor), $2,940 in Osceola, $3,545 in Seminole, and $3,610 in Orange, all below coastal Pinellas at $4,063 and well under Broward and Miami-Dade. Inland Central Florida is the lower-cost end of a high-cost state market, with no coastal wind pool exposure and flood zones that are parcel-specific rather than metro-wide. On a thin DSCR file, though, the roughly $960-a-year spread between Lake and Orange is itself worth building into the pro forma, and we want a bound quote on the actual address before we lock the ratio.

Three layers, and the seller's bill only shows you one of them. Millage alone runs roughly 18 to 19 mills as an investor in the City of Orlando, 17.41 in Kissimmee, and about 13.85 in unincorporated Osceola as of the 2025 final rolls. In master-planned and resort communities across Osceola, Lake, and the Davenport corridor, a Community Development District assessment under Florida Statutes section 190.021 rides on the same county tax bill as debt service for the neighborhood's infrastructure bonds, and it does not go away at closing. On top of both, Florida's 10% non-homestead assessment cap resets when the property sells, so an investor's first-year bill is typically higher than what the current owner is paying. We escrow to the go-forward bill, not the seller's, and CDD parcels need that assessment pulled before we size the loan. Talk to your CPA about your own tax position.

No, and assuming otherwise overstates your net operating income on every booked night. The Osceola County Tax Collector states plainly that the county is not contracted with Airbnb, VRBO, or Evolve for its 6% tourist development tax: the person receiving the rent has to register and remit it directly, regardless of which platform books the stay. Orange County's tourist development tax is also 6%, on stays of six months or less. If a seller's STR pro forma doesn't carry a line for this, the trailing income is overstated before we ever get to the rent roll. We size the loan off what the property actually nets after the tax is paid.

Roughly a fifth of the price out of your pocket. Max leverage on a DSCR file is up to 80% LTV, and the Orlando metro mid-tier home value was $404,098 in June 2026. On a $400,000 purchase that is $320,000 from us and $80,000 from you (400,000 x 80% = 320,000), before closing costs, the first-year tax reset, and an insurance premium that swings by county. Leverage is sized off the appraised value and the ratio together, so a thinner rent line pulls it below 80%. Subject to underwriting.

0.75 is the floor on this program, not 1.0. That matters here because Orlando's carry lines are uneven: single-family rents hit a record $2,491 a month in June 2026, up 2.0% year over year, while a CDD assessment or an Orange County insurance premium can push a specific parcel's expenses well past a metro rule of thumb. A property that pencils below break-even on paper can still qualify, usually at lower leverage than the full 80% LTV. Bring a rent figure you can defend on the address, not the metro average. Subject to underwriting.

$100,000, running up to $3M. Most Orlando-area rentals clear that on the first door, since mid-tier values in the metro's submarkets start at $282,132 in Poinciana and run to $569,557 in Winter Garden. The credit floor on this program is 640, which is a real gate on DSCR even though our asset-based flip and bridge products have none. Below 640, ask us about the bank statement or asset-based route instead of assuming the deal is dead. Subject to underwriting.