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Florida Loan Programs

Loan Programs

We offer a comprehensive range of mortgage products for every corner of Florida. Whether you're buying, refinancing, or investing, we have the right solution for you.

Jump to a program

Conventional Loans

Conventional loans remain the workhorse of Florida home financing — flexible, competitively priced, and available for primary homes, second homes, and investment properties across the state. Joann shops your file against 40+ lenders to find the pricing and terms that actually fit.

Program highlights

  • As little as 3% down for qualified first-time buyers, 5% for most repeat buyers
  • Loan amounts up to the 2026 Florida conforming limits (higher in high-cost counties)
  • No mortgage insurance once you reach 20% equity — unlike FHA
  • Available for primary, second home, and 1–4 unit investment property
  • Fixed and adjustable options, 10 to 30-year terms

Who it's best for

  • Florida buyers with 640+ credit and steady documented income
  • Move-up buyers rolling equity into a larger South Florida home
  • Second-home buyers in Naples, the Keys, or Palm Beach
  • Investors buying long-term rentals in Broward, Miami-Dade, or Palm Beach
Apply for Conventional LoansView details

FHA Loans

FHA loans are one of the most forgiving paths into a Florida home — designed for buyers with lower down payments, growing credit, or non-traditional income. In South Florida's competitive market, an FHA offer structured correctly still wins.

Program highlights

  • As little as 3.5% down with a 580+ FICO
  • Down payment can be gifted from family
  • More flexible debt-to-income allowances than conventional
  • Assumable loan — a real advantage if rates stay elevated
  • Approved for 1–4 unit primary residences (great for house-hacking Broward duplexes)

Who it's best for

  • First-time home buyers in Fort Lauderdale, Miami, and West Palm Beach
  • Buyers rebuilding credit after a life event
  • Multi-generational families buying a 2–4 unit property to live in one and rent the others
  • Buyers pairing FHA financing with Florida Hometown Heroes or county DPA
Apply for FHA LoansView details

VA Loans

The VA loan is one of the strongest benefits in American housing — and Florida, with one of the country's largest veteran populations, is where it shines. Joann has helped active-duty families and retired veterans use their entitlement to buy homes from Jacksonville to the Keys.

Program highlights

  • 0% down payment on eligible primary residences
  • No monthly mortgage insurance — ever
  • Competitive rates, often lower than conventional
  • VA funding fee can be financed or waived for disability-rated veterans
  • Assumable loan — a strong exit strategy for future buyers

Who it's best for

  • Active-duty service members stationed in South Florida
  • Retired veterans relocating to Florida from cold-weather states
  • Surviving spouses eligible under VA rules
  • Reservists and National Guard members meeting service requirements
Apply for VA LoansView details

Jumbo Loans

Above the conforming limit, Florida jumbo financing is a relationship business — pricing depends on the lender, your liquidity, and the property itself. Joann shops jumbo product across banks, credit unions, and private lenders that don't advertise publicly.

Program highlights

  • Loan amounts from $766,550 up to $10M+ (higher case-by-case)
  • As little as 10% down on qualifying scenarios
  • Interest-only options for cash-flow-conscious borrowers
  • Asset-based qualification available for high-net-worth clients
  • Second home and investment jumbo programs available

Who it's best for

  • Buyers of waterfront estates on Las Olas Isles, Golden Beach, or Naples
  • Professionals and business owners with strong assets but variable W-2 income
  • Relocation buyers moving to South Florida from NY, NJ, CA, or IL
  • Second-home buyers in the Keys, Palm Beach, or Sanibel
Apply for Jumbo LoansView details

Foreign National & Portfolio Loans

Florida is one of the most active foreign-national real estate markets in the world. Joann places loans for buyers from Latin America, Europe, and Canada — no US credit, no SSN, and no Green Card required in most programs.

Program highlights

  • No US credit history required — international credit references accepted
  • As little as 25–30% down on second home and investment purchases
  • Loan amounts up to $5M+ with strong reserves
  • Available for condos, single-family, and small multifamily
  • ITIN-friendly options available

Who it's best for

  • Latin American families buying a second home in Miami or Fort Lauderdale
  • European or Canadian buyers acquiring Florida investment property
  • Investors building a Florida short-term rental portfolio
  • Buyers relocating to Florida ahead of a visa or residency change
Apply for Foreign National & Portfolio LoansView details

NON QM (DSCR-Bank statement-1099)

Non-QM covers the entire family of common-sense loans that don't fit inside conventional guidelines. If you're self-employed, 1099, an investor, or a business owner whose tax returns don't tell the real story, this is likely where your file belongs.

Program highlights

  • DSCR — qualify off rental income, not personal income or W-2s
  • 12 or 24-month bank statement programs for self-employed borrowers
  • 1099-only qualification for realtors, contractors, and gig workers
  • P&L-only, asset-depletion, and CPA-letter income options
  • Down payments from 10–25% on most files

Who it's best for

  • Self-employed and 1099 professionals across Florida
  • Real estate investors buying long-term or short-term rentals
  • Business owners with strong deposits but conservative Schedule C
  • Buyers between W-2 roles or in early years of a new business
Apply for NON QM (DSCR-Bank statement-1099)View details

Hard Equity Loans & Bridge Loans

When credit, income, or timeline don't fit a traditional loan, hard equity lending is the tool. Priced against the asset itself, these loans close fast — often in 7–14 days — and are ideal for investors, flippers, and bridge situations across Florida.

Program highlights

  • Close in 7–14 days on most files
  • Loan sizes from $100K to $5M+
  • Up to 65–70% loan-to-value on residential, 60–65% on commercial
  • Interest-only structures, 12–24 month terms
  • Credit and income secondary — asset value is primary

Who it's best for

  • Flippers and value-add investors in Broward, Miami-Dade, and Palm Beach
  • Buyers needing to close before a traditional loan can be underwritten
  • Owners bridging into a permanent refinance or sale
  • Borrowers with credit events who plan to refinance out inside 12–24 months
Apply for Hard Equity Loans & Bridge LoansView details

Line of Credit

A line of credit gives you access to capital on your schedule — draw what you need, repay, and redraw. Joann places both home equity lines and business-secured lines for Florida homeowners, investors, and small business owners.

Program highlights

  • Home equity lines (HELOC) up to 85% CLTV on primary residence
  • Investor HELOCs up to 70–80% on rental property
  • Business lines secured by commercial or multifamily property
  • Interest-only payments during the draw period on most programs
  • 10-year draw / 20-year repayment typical structure

Who it's best for

  • Homeowners with a low 30-year rate they don't want to lose
  • Investors funding down payments on the next Florida acquisition
  • Renovators funding projects in stages instead of one lump sum
  • Business owners smoothing working capital across the year
Apply for Line of CreditView details

Commercial & Multifamily Loans

Commercial and multifamily financing is a different world from residential — capital stack, debt service coverage, and lender appetite drive everything. Joann places 5+ unit multifamily, mixed-use, retail, office, and small-balance commercial loans across Florida.

Program highlights

  • 5+ unit apartment buildings, mixed-use, retail, office, self-storage, and industrial
  • Small-balance commercial from $250K up to $10M+
  • Bridge, acquisition, refinance, and cash-out available
  • Non-recourse and recourse options
  • DSCR-driven underwriting with realistic Florida operating expense assumptions

Who it's best for

  • Multifamily investors buying 5+ unit buildings across South Florida
  • Owner-users acquiring their own commercial building
  • Mixed-use investors on Fort Lauderdale, Miami, or Palm Beach main streets
  • Small-balance investors expanding a Florida commercial portfolio
Apply for Commercial & Multifamily LoansView details

First-Time Home Buyer Loans / Down Payment Assistance / Doctor Loans

Your first home is the biggest financial decision most people ever make, and the mortgage industry does not make it easy to understand. Joann's first-time buyer clients get plain English, real numbers, and a phone that gets answered.

Program highlights

  • 3% down conventional and 3.5% down FHA options
  • Florida Hometown Heroes down payment assistance eligibility check
  • County-level DPA programs across Broward, Miami-Dade, and Palm Beach
  • Full breakdown of taxes, HOA, and insurance before you offer
  • Coaching on offer strategy and appraisal gap in competitive markets

Who it's best for

  • First-time buyers targeting starter homes in Broward or Palm Beach
  • Teachers, nurses, first responders, and military using Hometown Heroes
  • Recent grads or transplants buying their first Florida condo
  • Couples getting married or starting families
Apply for First-Time Home Buyer Loans / Down Payment Assistance / Doctor LoansView details

Not sure which program fits?

Joann answers her own phone. Get a real quote — no credit pull without your consent, no pressure, no sales script.

Start a conversationCall (954) 641-2255