Florida buyers face three things my other states don’t: documentary stamp taxes on the deed and the mortgage, wind and flood insurance that can rival the tax bill, and new condo safety laws that have changed which buildings lenders will finance.
Florida at a glance
| Florida | |
|---|---|
| Property tax | Homestead exemption up to $50,000 on a primary home, and Save Our Homes caps yearly increases |
| Transfer tax | Documentary stamp tax on deeds and on mortgage notes, plus intangible tax on new mortgages |
| Closings | Handled by title companies or attorneys |
| Foreclosure | Through the courts (judicial) |
| Community property | No |
Loans and costs in Florida
FHA loans in FloridaFHA limits in Florida run from the national floor in most rural counties to higher figures in South Florida and the Keys, and insurance costs often decide how much an FHA buyer can afford.
Conforming and jumbo loans in FloridaNearly every Florida county uses the $832,750 conforming baseline in 2026; the exception is Monroe County, the Keys, with a higher limit.
VA loans in FloridaFlorida is one of the largest states for VA lending, with big military communities around Jacksonville, Pensacola, Tampa and the Space Coast, and generous property tax benefits for disabled veterans.
First-time homebuyer programs in FloridaFlorida Housing runs the state’s main first-time buyer programs, and counties add help through the state’s SHIP housing funds.
Investment property loans in FloridaFlorida’s rental market is huge, from long-term rentals to vacation homes, and state law protects existing short-term rental rules while letting cities regulate safety and registration.
Reverse mortgages in FloridaFlorida has one of the largest populations of reverse mortgage borrowers in the country, and its homestead protections and senior exemptions work alongside a HECM.
Foreclosure and buying again in FloridaFlorida foreclosures go through the courts, which usually makes them slower than in trustee-sale states, and lenders can seek a deficiency judgment for any shortfall.
Closing costs in FloridaFlorida closings carry taxes my other states don’t.
Condo financing in FloridaFlorida’s condo safety laws, passed after the 2021 Surfside collapse, require structural inspections and fully funded reserves, and they have changed which buildings lenders will finance.
Property tax rates in FloridaFlorida property tax depends on whether the home is your homestead.
Loan limits
In 2026 the conforming limit for a one-unit home is $832,750 in most Florida counties, up to $990,150 in high-cost counties, and FHA limits run from $541,287 to $990,150. Every Florida county’s limits.
Licensed in Florida
I’m individually licensed in Florida (NMLS #1470164), through ARBOR Financial Group, which holds its Mortgage Lender License MLD2339. Licensing details.
