Mortgage loans in Florida
Andes Mortgage is a licensed Florida mortgage broker working with homebuyers, homeowners and investors across the state — Miami, Tampa, Orlando, Jacksonville, and Fort Myers–Cape Coral.
Whether you’re financing a rental on its own income or buying a home to live in, we match you to the right loan that works for you.
We work with a lot of complex borrowers in Florida and we lean into the programs the big banks, retail lenders and credit unions won’t touch — DSCR rental loans, non-warrantable condos, foreign national and ITIN/Tax ID borrowers — and we’ll tell you plainly what you qualify for before you spend time shopping.
- Long-term & Short-Term Airbnb DSCR
- Investor lending in ~46 states
- Hablamos español
- NMLS #2187991
Andes Mortgage LLC — a licensed mortgage broker, not a lead form.
- Licensed in Florida
Regulated Florida mortgage broker serving the whole state.
- Broker, not a single lender
We shop your file across many wholesale lenders to fit your situation.
How we finance Florida
Start with the situation that sounds more like yours. Every program below is open to Florida borrowers today and each of these Florida-specific pages go deeper on the requirements that actually come up here.
Self-employed & alternative income
Alternative income for self-employed and other scenarios without tax returns
Self-employed? We qualify you on your bank deposits instead of tax returns — built for Florida business owners whose returns don’t show what they earn.
Low or no income but have substantial liquid assets? We use your checking/savings, stocks, bonds, and retirement accounts.
Use a CPA-prepared profit and loss statement for your business to qualify. No tax returns or bank statements required.
Living and filing taxes in the US with an ITIN and no SSN? Buy or refinance a home to live in, a second home, or a rental.
Financing for investors
Qualify on the property's rental income, not yours.
Finance a Florida rental on the property’s income — no tax returns, no personal DTI. Our highest-demand investor program, with a dedicated Florida page.
Florida is one of the nation’s top short-term rental markets and we have financing for it. Purchase or refinance a short-term rental Airbnb or VRBO property.
Already own Florida rentals? Tap the equity without affecting your current mortgage terms with a home equity line of credit — qualify on the portfolio’s cash flow.
Buying Florida investment property from abroad? Qualify on the rent with no US credit required — built for Florida’s international buyers.
Home equity
Tap the equity of your home without refinancing
A revolving line against your Florida home. Draw what you need, when you need it, and keep your current first mortgage. Lines start at $75,000.
One lump sum as a second mortgage behind the one you already have. A good fit when you know exactly how much you need.
Self-employed homeowners qualify on bank deposits, not tax returns — up to 85% combined loan-to-value.
No income verification on your Florida primary home. We qualify you on credit and equity, with lines up to $350,000.
Replace your first mortgage with a larger one and take the difference in cash — best when your current rate isn’t worth keeping.
Florida condos
Options for condo buyers - warrantable, non-warrantable and condotels
Milestone inspections, SIRS reserve studies, special assessments, coastal insurance — here’s how we finance condos under Florida’s rules.
Building fails Fannie Mae or Freddie Mac rules? Investor concentration, litigation, reserve gaps — we close these through portfolio and non-QM programs.
Condo-hotels and resort projects most lenders won’t touch, with rental income counted on eligible loans.
Send us the building — address, project name and anything you know about assessments or repairs. We’ll tell you whether it’s warrantable and which loan can close it, before you’re under contract.
Why getting a mortgage in Florida can be different
Most lenders you find online run Florida loans through the same checklist they use everywhere else, and that’s where deals fall apart.
These are the five things we keep in mind when we originate a loan in Florida, from day one.
If you're buying a condo, we make sure it qualifies
After the 2021 Surfside collapse, Florida added milestone inspections and structural integrity reserve studies (SIRS). A building that’s behind on either can turn an easy conventional loan into a non-warrantable one. No problem, we approve non-warrantable condos at Andes but the process can be more stringent than a regular mortgage. Either way, we check the building first so that you don’t come across any surprises.
Plan with high homeowners insurance
Homeowners coverage — plus flood, where it’s required and almost guaranteed you’ll need if you’re near the coast. It counts against your debt-to-income on a home and against the DSCR on a rental, so in Florida it can decide the deal. We price your loan with a real insurance quote early, not a national average.
Buyers come from all over the world
Florida draws investors from around the world. Our foreign national program lets you buy a Florida rental and qualify on the rent — no US credit history or residency required.
Short-term rentals underwrite differently
Miami, Orlando and Gulf Coast markets such as Destin and Panama City Beach are some of Florida’s busiest vacation-rental markets. Short-term rental DSCR loans underwrite on rental history or a market projection, with tighter terms than a long-term lease.
Florida housing market at a glance
Florida moves metro by metro, not as one market — South Florida SFR and condos, Tampa suburbs and Gulf Coast vacation homes don’t always move together.
The numbers below refresh monthly from Realtor.com listing data, so they always show where asking prices, inventory and time on market sit right now. When you’re ready to shop, we’ll translate them into what they mean for your offer and your financing.
Florida housing market
Realtor.com listing data · as of October 2026
Figures are Realtor.com listing data (what sellers are asking) — not sale prices. Source: Realtor.com via FRED (Federal Reserve Bank of St. Louis). Updates monthly.
Rents in Florida's biggest metros
Typical asking rent from the Zillow Observed Rent Index. Updates monthly.
Florida rental market · single-family
Data through Sep 2026
| Metro | Typical asking rent | YoY change | Data through |
|---|---|---|---|
| Tampa | $2,390 | +1.9% | Sep 2026 |
| Orlando | $2,434 | +1.9% | Sep 2026 |
| Jacksonville | $2,074 | +2.7% | Sep 2026 |
| Miami | $3,433 | +3.2% | Sep 2026 |
Data through Sep 2026 · updated monthly · source: Zillow (ZORI)
Mortgage interest rates today in Florida
Last update: November 10, 2026
Conventional mortgage - purchase
| Product | Rate | APR |
|---|---|---|
| 30-yr. fixed | 6.762% | 6.767% |
| 20-yr. fixed | 6.5% | 6.51% |
| 15-yr. fixed | 6.243% | 6.25% |
| 5-yr. ARM | 6.51% | 6.675% |
Conventional mortgage - refinance
| Product | Rate | APR |
|---|---|---|
| 30-yr. fixed | 6.804% | 6.814% |
| 15-yr. fixed | 6.299% | 6.313% |
| 5-yr. ARM | 6.591% | 6.67% |
National 30-year fixed rate
Where the benchmark has moved over the past year. Reported by the Federal Reserve of St. Louis (FRED).
30-Year Fixed Mortgage Rate — Last 12 Months
Source: Freddie Mac PMMS via FRED
How we source these numbers
Florida listing data: Realtor.com, published through FRED (Federal Reserve Bank of St. Louis). Median listing price is what sellers are asking, not what homes sold for. Updated monthly.
National 30-year fixed rate: Freddie Mac’s Primary Mortgage Market Survey (PMMS), via FRED. Updated weekly.
Rents: Zillow Observed Rent Index (ZORI) by metro. Updated monthly.
Today’s rates: the Andes Mortgage rate engine, priced for a sample conventional borrower.
Program terms: the wholesale lending guidelines we broker today, shown as ranges and confirmed for your exact file at the time of quote. Not a commitment to lend.
Find your Florida loan in minutes
Answer a few quick questions and we’ll point you to the program that fits and what you’d need to qualify — no credit pull, no obligation. Hablamos español.
Mortgage broker in Florida FAQ
Does Andes Mortgage lend in Florida?
Yes, we’re a licensed Florida mortgage broker and work with borrowers statewide, from Miami to Pensacola. Most of the process happens online and by phone, so where you are in the state doesn’t slow anything down. Apply now.
Do you help financing non-warrantable condos in Florida?
Absolutely — it’s one of the things we do most in Florida.
When a building fails Fannie Mae or Freddie Mac rules because of investor concentration, litigation or reserve gaps, we move the loan to a portfolio or non-QM program built for it. Send us the building first and we’ll pre-screen it for free. The one thing nobody can finance is an open structural problem, until it’s fixed.
Can I get a HELOC in Florida if I'm self-employed?
Yes, our bank statement HELOC qualifies you on your bank deposits instead of tax returns, up to 85% of your home’s value combined with your first mortgage. If you’d rather not document income at all, our no-doc HELOC works on Florida primary homes with lines up to $350,000. Lines start at $75,000.
Can I get a mortgage in Florida if I'm a foreign national?
Yes. Our foreign national program lets you buy Florida investment property and qualify on the rent, with no US credit history required. Investors buying from abroad are a big part of who we help in Florida
Can I get a mortgage in Florida without tax returns?
Absolutely and in several ways we offer it for business owners.
Self-employed borrowers can qualify with bank statements, 1099s or a profit-and-loss statement. Retirees and investors can qualify on their assets. And a rental can qualify on its own rent with a DSCR loan. Tell us how you earn and we’ll match the program.
Andes Mortgage LLC · NMLS #2187991 · Equal Housing Lender. Licensed mortgage broker in Florida. Market figures are Realtor.com listing data (not sale prices), published via FRED (Federal Reserve Bank of St. Louis) and updated monthly. This page is informational and is not a commitment to lend; program terms and eligibility vary by lender and are subject to change.