Florida mortgage help, with insurance and closing costs in mind.

Florida mortgage help, with insurance and closing costs in mind.

Marketline Mortgage, LLC (NMLS #1842) holds Florida Mortgage Broker License MBR8238. We work with Florida buyers and homeowners on purchase loans, refinances, second homes, and investment properties, and we plan for the insurance and closing-cost items that often surprise people moving to or refinancing in the state.

We serve Florida borrowers from our Scottsdale, Arizona office. Applications, disclosures, and document signing are handled online and by phone. We do not have a physical office in Florida.

If the home is in a Special Flood Hazard Area, federally regulated lenders are required to have flood insurance in place on a mortgaged property. Many Florida homes, especially along the coast and in low-lying areas, fall into this category. Lenders also typically require hazard insurance that covers wind. In some Florida markets, windstorm coverage is written as a separate policy, and the combined insurance cost can be a meaningful part of the monthly payment. We encourage you to start the insurance conversation early so coverage and cost are known before you lock in a payment estimate.

Florida also charges taxes at closing that many other states do not. Under Florida law, documentary stamp tax applies to recorded mortgages and to promissory notes at 35 cents per $100 (or portion thereof) of the amount secured or evidenced. The tax on a note or other written obligation to pay money is capped at $2,450; there is no cap on the tax due on a recorded mortgage. Florida also imposes a nonrecurring intangible tax of 2 mills (0.002) on obligations secured by a mortgage or lien on Florida real property, generally collected when the mortgage is recorded. The lender is legally liable for that intangible tax but may pass it through to the borrower. We include these items when we estimate your closing costs. Deed documentary stamp tax on the purchase itself is separate and is often a seller or negotiated cost. The statewide deed rate is 70 cents per $100 of consideration, with a different structure in Miami-Dade County.

Condominiums are common in Florida. Lenders review the association, not just your unit, including insurance, reserves, and the project's financial condition, so a condo can qualify for some loan programs and not others. We will look at the project early if you are buying a unit.

Loan options include conventional, FHA, VA, jumbo, refinance and cash-out, DSCR and other rental-property financing, and second-home loans. For 2026, the FHFA baseline conforming limit is $832,750 for a one-unit home, and some Florida counties are high-cost areas with higher limits, up to $1,249,125. We will confirm the limit that applies to your county.

Questions we hear often

Do you have an office in Florida?

We serve Florida borrowers from our Scottsdale, Arizona office. Applications, disclosures, and document signing are handled online and by phone. We do not have a physical office in Florida.

Why does homeowners insurance matter so much on a Florida loan?

Lenders need proof of insurance before closing. If the home is in a Special Flood Hazard Area, flood insurance is required on a federally related mortgage. Wind coverage is also typically required and, in some markets, is written as a separate policy. Starting the insurance search early helps you understand the cost before you finalize a payment estimate.

What extra Florida taxes should I plan for at closing?

Florida charges documentary stamp tax on recorded mortgages and on promissory notes, and a nonrecurring intangible tax on obligations secured by Florida real property. We include these items when we estimate closing costs. Deed documentary stamp tax on the purchase itself is separate and is often a seller or negotiated cost.

Can you finance a Florida condominium?

Often, yes, if the project meets the lender’s guidelines. Lenders review the association, insurance, reserves, and financial condition, not just your unit. We will look at the project early if you are buying a condo.

How do I get started?

Request a consultation at /contact-us, or call 1-877-967-8286.

Get started

Request a consultation at /contact-us, or call 1-877-967-8286.

Licensing

Marketline Mortgage, LLC | NMLS #1842 | Arizona Mortgage Broker License MB-1049666

Licensed in Arizona, Florida, Texas, and Idaho. California operations are conducted through Marketline, Inc., NMLS #396643, CA DRE Corporate License #01893968.

Taum Hemmingsen, Mortgage Broker, NMLS #51267

Equal Housing Opportunity

Verify licenses at NMLS Consumer Access: https://www.nmlsconsumeraccess.org/

Texas residents: SML Consumer Notice — /texas-brokers-sml-consumer-notice