Jacksonville, Florida
Jacksonville mortgage broker.
Duval, Clay, St. Johns, Nassau.
Jacksonville stretches from Navy bases to beach towns to new communities in St. Johns County. As an independent broker, Oak Capital Mortgage shops your loan with a network of wholesale lenders, and a Florida-licensed loan officer stays with you to the closing table.
- 5.0 on Google
- Serving Jacksonville & the First Coast
- Licensed in Florida
Takes about 2 minutes. A quick inquiry, not a loan application.
VA • Conventional • FHA • Jumbo • Bank Statement • DSCR Investor • Renovation • Bridge
First Coast
Built for a military town that keeps growing.
Jacksonville covers a lot of ground, from historic river neighborhoods to new master-planned communities in St. Johns County. We help you sort out the loan side so you can focus on finding the right place.
Orders in hand, VA ready
NAS Jacksonville, Naval Station Mayport and Blount Island bring a steady flow of military buyers. We pull your Certificate of Eligibility early and set a schedule that works around your move.
Citizens policies and flood
If your homeowners policy ends up with Citizens, flood coverage is being phased in as a requirement. We fold that cost into your numbers before you commit to a house.
Riverside, Avondale and Springfield
The older homes in these historic river neighborhoods often need updates. Renovation financing can roll the purchase and the work into a single loan.
A title agent at the table
Here a licensed title agent or title company usually handles closing. We trade documents with your title team and agent so the money and paperwork line up on the day.
First Coast by the numbers
What it costs to own here.
Prices and property taxes change a lot from one side of the St. Johns River to the other. Here is where the four counties stood this fall, and what a Duval tax bill looks like before and after Florida’s new homestead amendment.
Duval: $345,000
Jacksonville and the Beaches. The city and county share one consolidated government, so a single tax bill covers both.
St. Johns: $568,750
Nocatee, Ponte Vedra, St. Augustine and the World Golf Village area. Higher prices, plus CDD assessments in many newer communities, so we size the loan with the full yearly bill.
Clay: $355,000
Orange Park, Fleming Island, Oakleaf and Middleburg. A short drive to NAS Jacksonville, which makes it a regular stop for VA buyers on orders.
Nassau: $496,500
Fernandina Beach, Amelia Island, Yulee and Callahan. The least affordable county in the region by NEFAR’s September measure, with coastal flood zones on the island.
Median single-family sale price, September 2026. Region-wide, homes sold in a median of 36 days with about four months of supply. Source: Northeast Florida Association of REALTORS, reported by News4Jax, October 8, 2026.
What a Duval County tax bill looks like
One mill is $1 of tax for every $1,000 of taxable value. Here are the 2025 final rates the Duval County Property Appraiser published for each district:
| Duval taxing district | 2025 total millage |
|---|---|
| Jacksonville (Urban Services District 1) | 17.7412 |
| Jacksonville Beach | 18.4452 |
| Atlantic Beach | 17.2004 |
| Neptune Beach | 17.8161 |
| Baldwin | 18.9701 |
Now the same rates on a home at the September 2026 Duval median, assuming its assessed value equals the price:
| $345,000 home in Jacksonville (USD 1) | Per year | Per month |
|---|---|---|
| No homestead exemption (second home or rental) | $6,121 | $510 |
| Homestead exemption today ($50,000) | $5,392 | $449 |
| Amendment 3, 2027 tax roll ($150,000 non-school)* | $4,252 | $354 |
| Amendment 3, 2028 tax roll ($250,000 non-school)* | $3,113 | $259 |
*Amendment 3 passed on November 3, 2026, and several details still depend on the Legislature. Buyers who were not Florida residents on December 31, 2026 start with today’s exemption, and the larger one begins in their fifth year of the exemption. Taxes are estimates; your actual bill depends on the assessed value and any CDD, MSBU or non-ad valorem charges. Sources: Duval County Property Appraiser 2025 final millage chart; Florida Chamber Amendment 3 summary.
Florida specifics
Four rules that change your numbers.
These catch out-of-state buyers most often, especially families relocating on orders. We build all four into your estimate before you commit to a house.
Homestead and Amendment 3
Own and live in the home on January 1, then file with the county property appraiser by March 1. Your first tax bill usually reflects the seller’s exemptions, so we escrow on what you will actually owe. Lenders qualify you on today’s taxes, not the larger exemption coming in 2027 and 2028.
Condo approvals come first
Fannie Mae and Freddie Mac review the whole building, not just you. Rules on reserve funding tightened in August 2026, and the minimum reserve rises to 15% of the budget for applications dated on or after January 4, 2027. We check a building’s status before you write an offer, and if it doesn’t qualify we look at non-QM options that review condos differently.
Insurance inspections
Older homes in Riverside, Avondale, San Marco and Springfield often need a 4-point inspection (roof, electrical, plumbing, HVAC) before an insurer will write a policy, and roof age can decide whether you get one at all. A wind mitigation inspection can lower the premium. We get the quote before the loan is final, so it doesn’t surprise you at closing.
Florida closing taxes
Florida charges documentary stamp tax on the mortgage ($0.35 per $100) and intangible tax (0.2%) on new loans. On a $327,750 loan that is about $1,147 and $656. Deed stamps ($0.70 per $100) are customarily the seller’s cost in Northeast Florida, as is the owner’s title policy, though your contract decides.
Condo guidance reflects Fannie Mae project standards as summarized by Association Reserves (updated September 8, 2026). Florida closing taxes are set by state statute. Program availability and terms depend on the lender and your qualifications.
Duval loan options
From Mayport orders to a Nocatee build.
Arlington starter homes, Riverside bungalows and Nocatee new builds don’t finance the same way. Open any program below to see who it suits.
VA
Benefits earned through service, with no down payment required for eligible borrowers, and entitlement can often be used again on a later move. How VA loans work.
Often a fit for: sailors, Marines and veterans tied to NAS Jacksonville, Mayport, Blount Island or Kings Bay.
Conventional
Fits a Mandarin ranch, a Southside townhome or a St. Johns County new build, and mortgage insurance can come off as your equity grows.
Often a fit for: steady earners with a solid credit history.
FHA
Government-insured financing with forgiving credit standards and a lower down payment, and gift money from family can help. Read about FHA.
Often a fit for: first-time buyers in Arlington, the Westside and Orange Park.
Jumbo
For loan amounts past the $832,750 conforming limit, common in Ponte Vedra Beach, Ortega and oceanfront Atlantic Beach.
Often a fit for: coastal and riverfront luxury buyers.
Renovation
Rolls the price of a Riverside bungalow and its updates into one mortgage, based on the value after the work.
Often a fit for: fixer-upper buyers in Riverside, Avondale and Springfield.
DSCR Investor
The property’s rent carries the qualification instead of your W-2, and many lenders let you close in an LLC.
Often a fit for: landlords renting to military households and university students.
Bank Statement & Asset-Based
Business or personal deposits, or liquid assets, stand in for tax returns.
Often a fit for: port, logistics and trade business owners.
Bridge
Taps the equity in your current home so you can buy on the First Coast before it sells. See how bridge loans work.
Often a fit for: larger move-up purchases where one move beats two.
Renting in Duval?
Ready to swap a Jacksonville lease for keys?
Renting in Arlington or out near the bases while you save? Your first Jacksonville home may be nearer than it looks. Some loans call for a smaller down payment, and some accept gift money from relatives. For each one you qualify for, we spell out the cash to close, Florida closing costs included.
Neighborhoods we cover
Riverside to the beaches, and beyond.
Our Northeast Florida coverage runs through Duval, St. Johns, Clay and Nassau counties, from the urban core out to the newest suburbs.
In Jacksonville
Riverside · Avondale · San Marco · Ortega · Springfield · Mandarin · Southside · Arlington · Northside
The Beaches & St. Johns
Jacksonville Beach · Neptune Beach · Atlantic Beach · Ponte Vedra Beach · Nocatee · St. Johns · St. Augustine
Clay & Nassau
Orange Park · Fleming Island · Middleburg · Green Cove Springs · Fernandina Beach · Yulee
Kings Bay sits just over the line in St. Marys, Georgia. We hold a Georgia license too, so homes on that side of the St. Marys River are on the table along with Duval and Nassau.
Closed on the First Coast
A few Jacksonville loans we've closed.
Every file is different. Details are kept general to protect our clients’ privacy.
East Arlington, FHA purchase
A purchase in the 32225 ZIP with an FHA loan and 3.5% down. Upfront mortgage insurance was financed into the loan, so it didn’t add to cash to close.
Near the Intracoastal, 5% down
A conventional purchase in the 32250 ZIP near the Intracoastal Waterway with 5% down. We coordinated with the buyer’s agent and the Florida title company on a contract timeline.
Duval County refinance
A 2026 refinance where the county was correcting a prior-year tax bill. We documented the correction with the lender and title so the payoff figures matched and the closing stayed on track.
“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!”
Visal S., Jacksonville homeowner, Google review
We have also helped buyers and homeowners in Jacksonville Beach, Ponte Vedra, St. Johns and Southside Jacksonville. Relocating on orders? Start with our VA loan guide. Buying before your current home sells? See bridge loans.
Client reviews
Hear it from people we've helped.
Can I buy in Jacksonville before I report to NAS Jax or Mayport?
Often, yes. Sailors and Marines heading to NAS Jax or Mayport regularly shop from their previous duty station, since many lenders accept PCS orders to document the incoming job. E-signature handles most of the paperwork, and we line the closing up with your report date.
Is the VA funding fee waived for veterans with a service-connected disability?
Generally, yes. Veterans receiving VA compensation for a service-connected disability are exempt from the funding fee, and so are surviving spouses receiving Dependency and Indemnity Compensation. Your Certificate of Eligibility shows your status, so we pull it at the very start.
What is the CDD charge on a Nocatee or St. Johns County tax bill?
Ask the listing agent about it before you offer. Nocatee and plenty of other St. Johns County communities carry a Community Development District assessment, billed once a year with property taxes, that helped build the streets, utilities and amenity centers. Your lender counts it as a housing expense when sizing the loan.
Do homes near the beaches or the St. Johns River need flood coverage?
Your lender will require it if the home sits in a FEMA Special Flood Hazard Area and the loan is federally backed or regulated. Plenty of owners outside those zones buy it anyway. Florida is also phasing in a flood requirement for Citizens policyholders, so we check the zone and gather quotes early.
Who conducts the closing on a Duval County purchase?
In Florida a licensed title agent or title company usually runs the closing: title search, title insurance, escrow and the signing itself. Some buyers prefer an attorney, who can also serve as closing agent. Either way, we send the lender’s package to whoever your contract names.
Does getting a quote from you hit my credit?
Not at the quote stage. Ask us anything about VA versus FHA, Duval versus St. Johns County costs or your budget, and your credit stays untouched until you authorize an application.
Will Amendment 3 lower my property taxes if I move to Jacksonville?
It depends on when you became a Florida resident. Voters passed Amendment 3 on November 3, 2026. It raises the homestead exemption on non-school taxes to $150,000 for the 2027 tax roll and $250,000 for 2028. Buyers who were not Florida residents on December 31, 2026 get the current exemption at first, and the larger one starts in their fifth year. Several details still depend on the Legislature, so we qualify you on today’s taxes.
When do I file for homestead in Duval County?
You need to own the home and live in it as your permanent residence on January 1, then apply with the Duval County Property Appraiser by March 1 of that year. St. Johns, Clay and Nassau follow the same calendar with their own property appraisers.
Can I get a conventional loan on a Jacksonville condo?
Often, but the building has to qualify along with you. Fannie Mae and Freddie Mac look at reserves, inspections and special assessments, and Florida’s condo safety laws have pushed many associations to raise dues or assess owners. We check the project before you make an offer. If it doesn’t qualify, a non-warrantable condo loan may still work.
Do I need a 4-point inspection to insure an older Jacksonville home?
Many Florida insurers ask for one on older homes, which is common in Riverside, Avondale, San Marco and Springfield. It covers the roof, electrical, plumbing and HVAC. A wind mitigation inspection is separate and can lower your premium. We line both up early so the insurance quote is in your numbers before closing.
What closing costs are specific to Florida?
On a new mortgage, Florida charges documentary stamp tax of $0.35 per $100 borrowed and intangible tax of 0.2% of the loan. Title insurance premiums are set by the state. In Northeast Florida the seller customarily pays deed stamps and the owner’s title policy, though your contract has the final say.
What does a mortgage broker in Jacksonville do differently from a lender?
A lender offers its own loans. As a broker, Oak Capital compares programs from a network of wholesale lenders, then works your file from application to closing with a Florida-licensed loan officer. That gives you more ways to fit an unusual situation, like a condo, self-employment income or a move on orders.
Holding orders, or just a plan? Let's talk.
Fill out our short form or give us a call. A Florida-licensed loan officer gets back to you personally, even if your orders haven’t brought you to the First Coast yet.
Oak Capital Mortgage, LLC · NMLS #1960829 · 1800 Central Ave, Suite 301, Charlotte, NC 28205. All loans are subject to credit approval and underwriting.