Florida

Florida mortgage broker.
Coast to coast.

We help buyers and homeowners anywhere in Florida. We are licensed in the state and compare loan options from multiple wholesale lenders, whether you are buying a primary home, a winter place or a rental.

Takes about 2 minutes. A quick inquiry, not a loan application.

Conventional • FHA • VA • USDA • Jumbo • Bank Statement • DSCR Investor • Renovation

Local market guides

Local guides for Florida buyers.

These guides add local detail. We serve every county in Florida, not just these cities.

Jacksonville

Florida’s largest city by area, with a strong Navy presence, beaches to the east and a wide range of neighborhoods and price points.

Read the Jacksonville guide →

Orlando

A tourism and hospitality powerhouse with a growing tech and medical scene, popular with both homebuyers and vacation-rental investors.

Read the Orlando guide →

Tampa

A Tampa Bay city with a busy downtown, MacDill Air Force Base and close access to Gulf beaches, drawing young professionals and families alike.

Read the Tampa guide →

Miami

An international city where condos are a large share of the market, making association review and insurance a key part of financing.

Read the Miami guide →

Sarasota

A Gulf Coast city known for its beaches, arts scene and appeal to retirees and second-home buyers.

Read the Sarasota guide →

Why it matters here

Florida buying, explained clearly.

Florida closings run on their own customs, and insurance deserves early attention. Here is what helps Florida buyers plan with confidence.

Title agents usually close

Florida closings are commonly handled by a title agent, and an attorney is not required, though you are free to hire one. You have the right to choose your title agent. Who pays for the owner’s title policy depends on county custom: usually the seller, but often the buyer in Miami-Dade, Broward, Sarasota and Collier.

The AS IS contract

Many Florida sales use the AS IS residential contract approved by Florida Realtors and The Florida Bar. It gives the buyer an inspection period, 15 days unless the parties change it, to cancel for any reason and receive the deposit back. We start your appraisal and approval early inside that window.

Doc stamps and intangible tax

Florida’s documentary stamp tax on deeds is $0.70 per $100 of price, usually paid by the seller ($0.60 for single-family homes in Miami-Dade). On the loan, buyers typically see doc stamps on the note at $0.35 per $100 and an intangible tax of $0.20 per $100. Your Loan Estimate shows each one.

A Charlotte broker, licensed in FL

Our office is in Charlotte, and we are licensed in Florida. We do not have a Florida office, so we work with Florida clients by phone, video call and e-signature. That suits many Florida buyers, including people buying a second home while still living somewhere else.

Loan options

Loan programs for Florida homes.

As a broker, not a lender, we compare programs across multiple wholesale lenders, including options for condos, second homes and investment property.

Conventional

Financing for primary homes, second homes and rentals, with fixed and adjustable options. For condos, the lender also reviews the association’s budget, reserves and insurance.

Often a fit for: Florida buyers and refinancers with steady income and established credit.

FHA

Government-insured financing with flexible credit guidelines and a smaller down payment requirement. Learn more about FHA loans.

Often a fit for: First-time buyers across Florida.

VA

For eligible veterans, service members and surviving spouses, with no down payment required for eligible borrowers. Florida’s large military community includes bases near Jacksonville, Tampa and Pensacola. Learn more about VA loans.

Often a fit for: Military families and veterans statewide.

Jumbo

For loans above the 2026 conforming limit of $832,750 for a one-unit home. Monroe County, which includes the Florida Keys, has a higher one-unit limit of $990,150.

Often a fit for: Buyers of higher-priced homes in South Florida, the Gulf Coast or the Keys.

Bank Statement & Asset-Based

Qualify with bank deposits or verified assets instead of tax returns, a natural fit for Florida’s many business owners and retirees.

Often a fit for: Self-employed borrowers, retirees and people with significant assets.

DSCR Investor

Qualify an investment property based on its rental income rather than your personal income, for long-term or vacation rentals.

Often a fit for: Investors buying rentals in Orlando, Tampa, the beaches or anywhere in Florida.

Renovation

Combine the purchase or refinance with the cost of improvements, such as updating an older home or adding features that may help with insurance.

Often a fit for: Buyers looking at older Florida homes they want to update.

Bridge

Buy your next Florida home before your current one sells by using the equity you have built. Learn more about bridge loans.

Often a fit for: Move-up buyers with larger loan amounts.

Client reviews

What our clients say.

Read all reviews on Google ↗

    
 
 
       Posted on Google  
   
   Lynda N 
 
 
 
 Trustindex verifies that the original source of the review is Google. Matt and Jordyn have been absolutely phenomenal to work with. This is now my second home purchase using Oak Capital and I couldn’t be happier with the communication and honesty and speed. 10/10 recommend!
  
 
      Posted on Google  
   
   Shontek S 
 
 
 
 Trustindex verifies that the original source of the review is Google. Working with Matthew and Jordyn was truly an amazing experience. From the beginning to the closing table, they made the entire home buying process feel smooth, stress-free, and manageable. They were patient, knowledgeable, responsive, and always willing to answer my questions throughout every step.

There were moments during the process that felt overwhelming, but they continuously reassured and guided me through it all. Their professionalism, communication, and dedication made such a difference for me and my family. I’m beyond grateful for their hard work in helping me become a homeowner. I highly recommend them to anyone looking to purchase a home!”
  
 
      Posted on Google  
   
   Shane S 
 
 
 
 Trustindex verifies that the original source of the review is Google. I've used Hayden and his team twice for a mortgage and a refinancing and cannot recommend them enough. Throughout the whole process, they remained exceptionally responsive and easy to communicate with, making each process as smooth and simple as it could possibly be. Their knowledge and ability to proactively move the process along allowed me to take a seat back and know that I was in good hands. Hayden always kept in mind the rate that I wanted to refinance at and regularly reached out to me until we approached a time where we could make it happen. The refinancing process was as seamless as I could imagine it going. Great people who are working on your side and are always available to assist.
  
 
      Posted on Google  
   
   Ryan Y 
 
 
 
 Trustindex verifies that the original source of the review is Google. Wonderful/professional experience throughout the entire process from start to finish. The staff always answered my questions same day. They took the time to actually speak with me and the best options. Highly recommend Oak Capital Mortgage!!!
  
 
      Posted on Google  
   
   Alyssa R 
 
 
 
 Trustindex verifies that the original source of the review is Google. Hayden and Oak Capital Mortgage are awesome! Hayden acted like a partner every step of the way, always available when I needed him  most, and always collaborative. This was my first time buying a house and I was doing it solo. Hayden always stayed cool and collected, and was also on top of things when I wanted to jump on an offer. I was talking to a few lenders in the beginning, but Hayden is the only one who just reached out (even after I signed on with him) to see how things were going, say hi, ask about the house hunt, and just be friendly and that all went a long way. Closing was a breeze on his end (even though I myself had a little hiccup, he was cool about it and always solutions-oriented). Thanks Hayden!
  
 
      Posted on Google  
   
   DEBRA H 
 
 
 
 Trustindex verifies that the original source of the review is Google. Matthew and Jordyn were amazing to work with! They are very knowledgeable, proactive and detail oriented! Closing ahead of schedule! Nice work! Highly recommend them to anyone looking for a home loan!
  
 
      Posted on Google  
   
   Sam M 
 
 
 
 Trustindex verifies that the original source of the review is Google. Something so boring as a mortgage shouldn't also be stressful. And yet, it tends to be. Matthew Hassey and Jordyn Minton at Oak Capital couldn't fix the boring part, but they definitely made it less stressful. They were extremely clear and communicative, and answered each and every question I had, no matter how absurd. Do yourself a favor and work with them.
  
 
      Posted on Google  
   
   Anthony M 
 
 
 
 Trustindex verifies that the original source of the review is Google. Everything was great. Thank you for being there for us.
  
 
      Posted on Google  
   
   Visal S 
 
 
 
 Trustindex verifies that the original source of the review is Google. Matthew Hassey and his team at Oak Capital are the best ! They will take care of you like they did us! It was smooth and easy and we walked away happier than we expected!
  
 
      Posted on Google  
   
   John S 
 
 
 
 Trustindex verifies that the original source of the review is Google. As first time homeowners, my wife and I were naturally overwhelmed with information as we were shopping around lenders, to the point that we almost backed out of the whole ordeal. That is, until we switched to Oak Capital Mortgage and were paired with Hayden Wilson. Hayden was honest and transparent with us throughout the entire process from the moment he picked up the phone, and for that reason alone, I cannot recommend these folks enough. Nothing hidden from us, and every scenario laid out clearly for us to evaluate everything in its entirety.  10/10 service - you guys knocked it out of the park.

Questions

Florida mortgage questions.

Don’t see yours? Call (704) 275-8175.

Do I need an attorney to close in Florida?

No. Florida closings are commonly handled by a licensed title agent, and an attorney is optional, though some buyers choose to hire one. Florida’s Department of Financial Services notes that you have the right to choose your title agent or attorney. We coordinate with whoever handles your closing so funding happens on schedule.

How does the Florida homestead exemption work?

If the home is your permanent residence on January 1, you can apply to your county property appraiser by March 1. The exemption removes up to $50,000 of assessed value from non-school taxes and $25,000 from school taxes, and Save Our Homes limits yearly assessment increases to 3% or inflation, whichever is less.

What should I know about Florida homeowners insurance?

Plan for it early. Many homes are insured privately, and Citizens Property Insurance serves homeowners who cannot find coverage elsewhere. Citizens is phasing in a flood coverage requirement for policies with wind coverage, reaching all such policies by January 1, 2027. A wind mitigation inspection may also help you qualify for insurance discounts.

Are there special considerations for Florida condos?

Yes. Florida now requires milestone structural inspections for older condo buildings and structural integrity reserve studies for associations. Lenders review the association’s reserves, inspections and insurance before approving a unit, so ask for those documents early. If a building does not meet a lender’s standards, we can look at alternative financing options.

Is there property tax relief for disabled veterans in Florida?

Yes. Florida residents who are honorably discharged veterans with a total and permanent service-connected disability can be exempt from property taxes on their homestead. Veterans 65 or older with a partial combat-related disability may qualify for a discount. Both require VA documentation and an application with your county property appraiser.

Do you serve all of Florida?

Yes. We are licensed in Florida and help buyers and homeowners in every county, from the Panhandle to the Keys. Our office is in Charlotte, so we work by phone, video call and e-signature, coordinating with your agent and title agent. It is a comfortable fit for second-home buyers who live out of state.

Let's talk about your Florida move.

Whether Florida will be your full-time home or your place in the sun, we will compare your options across multiple lenders and walk you through each step. Call (704) 275-8175 or start online.

Oak Capital Mortgage, LLC · NMLS #1960829 · 1800 Central Ave, Suite 301, Charlotte, NC 28205. All loans are subject to credit approval and underwriting.

Florida mortgage broker.Coast to coast.