Where We Lend

Hard Money Lenders in Florida

Bridge loans for the purchase and rehab. A 30-year DSCR loan for the rental.

We are private money lenders in Florida, and we have closed more than 70 deals across the state since 2021. We fund the purchase and the rehab on a short-term bridge loan, and we fund rented, stabilized property on a 30-year DSCR loan. Investors and entities only.

Most of the business here is bridge. Roughly 6 in 10 of what we close in Florida is a short-term loan on a purchase and a rehab. Deal sizes run wider in Florida than they do in our home market, and the medians below show how wide.

Get a Quote for a Florida Deal Call (410) 855-4600
Orlando, Florida skyline over Lake Eola
Orlando, FL
67Counties eligible
2021First Florida close
61%Of our Florida book has closed since 2024
Loan Products Available in Florida

What We Fund Here

Both of our core products are available statewide to investors and entities (LLCs, corps, trusts). No owner-occupied loans.

The median bridge loan we close in Florida is $233,000, and the middle half runs from $150,000 to $490,000. The short-term product is described in full on our hard money loan page.

Short-term

Bridge & Fix-and-Flip

  • Up to 90% of purchase, 100% of rehab
  • 6–12 month terms, extensions available
  • Close in as little as 5–7 business days
  • $75K minimum, $3M maximum
Bridge loan details →
Long-term

30-Year Rental (DSCR)

  • Up to 80% LTV on purchase or rate & term refi
  • 30-year fixed amortization
  • No personal income documentation
  • $75K – $1.5M per property, portfolio loans available
DSCR rental details →
Rental Financing

30-Year DSCR Loans in Florida

Close to 4 in 10 of what we close in Florida is a 30-year DSCR loan. It qualifies on the property's rent, not your tax returns, so there is no personal income documentation. Program details are on our 30-year DSCR rental loan page.

The median DSCR loan here is $214,500, and the middle half runs from $161,000 to $496,000. That is a wide range. Florida rental deals go from workforce single-family houses up to seven figures, and both ends are underwritten the same way.

We can fund both stages of the same property. We put the purchase and the rehab on a bridge loan, then refinance onto a 30-year DSCR loan once the property is rented and stabilized. One lender holds the file through both stages, so the refinance is not a cold start.

Get a DSCR rate on a Florida rental →

Where We Lend

Where We Lend in Florida

Both products are available in all 67 Florida counties, to investors and entities. Our Florida book is spread across the state rather than concentrated in one metro, so a deal in a small market gets the same read as a deal in a big one.

Seven in ten of the Florida properties we have financed are single-family houses. Send us the address and the numbers and we will size it.

Local Rules

What's important to know about Florida deals

Five rules that catch investors here. Insurance is the big one, and we go deeper on it in our guides to property insurance for investors and what insurance costs on a DSCR rental.

  • Every Florida foreclosure goes through a court. There is no power-of-sale shortcut here. The clerk sells the property at public sale under a court order, and once the certificate of sale is filed there is no right of redemption. Price that timeline into your exit.
  • Getting a rental onto Citizens is harder than getting a house on it. You are ineligible for the state-created insurer if an authorized carrier offers comparable coverage at no more than 20% above the Citizens premium, and on a property that is not a primary residence a surplus lines offer counts too.
  • A Citizens policy can force flood insurance you did not budget for. Citizens has to require flood coverage on personal lines residential policies, phased in by replacement cost. It reaches policies at $400,000 and up on January 1, 2026, and the rest a year later.
  • Condo reserves stopped being optional, and that changes the numbers. A building three habitable stories or more needs a milestone inspection by the end of the year it turns 30, then every 10 years. Associations also have to run a structural integrity reserve study, and owners can no longer vote to underfund the reserves it covers.
  • Recording the mortgage is taxed twice. Documentary stamp tax is 35 cents per $100 of the amount secured, with no cap on the mortgage side, and a one-time intangible tax adds $2 per $1,000. Who pays it is a contract term.

See more information on the following sites:

Common Questions

Florida Lending FAQ

Do you lend on condos in Florida?
Yes, with the association reviewed as part of the file. A Florida condo building three habitable stories or more needs a milestone inspection by December 31 of the year it turns 30, then every 10 years, and the local building department can require one at 25 years for local reasons such as proximity to salt water. Residential associations must also complete a structural integrity reserve study, and for budgets adopted on or after December 31, 2024 owners can no longer vote to underfund reserves for the covered items. That makes the association assessment less negotiable than it used to be, so we underwrite it as a real number.
Do you lend everywhere in Florida?
Yes. Both products are available in all 67 Florida counties, to investors and entities such as LLCs, corporations and trusts. We do not write owner-occupied loans. Our Florida book is spread across the state rather than concentrated in one metro, so a deal in a small market gets the same read as a deal in a big one.
Why does insurance drive so much of a Florida rental underwrite?
Because a rental has a narrower path to coverage than the owner-occupied house next door, and the premium lands straight in the DSCR. Citizens Property Insurance is the state-created insurer for owners who cannot find coverage in the voluntary market, and an applicant is ineligible if an authorized insurer offers comparable coverage at a premium not more than 20% above the Citizens premium. On a property that is not a primary residence, which is what a rental is, that offer can also come from an approved surplus lines insurer under a take-out plan. A surplus lines takeout insurer cannot make that offer on a homesteaded primary residence, so the landlord has fewer ways into Citizens than the owner next door.
Can you fund a short-term rental in Florida?
Yes, with market rent support and a property that complies with the local rules. Florida preempts local laws that prohibit vacation rentals or regulate how long and how often they can be rented, but the preemption does not apply to any local law adopted on or before June 1, 2011, so the grandfathered ordinances are the ones that bite. A vacation rental is licensed by DBPR, and a property rented more than three times a year for periods under 30 days is a transient public lodging establishment. One insurance note: a condominium is ineligible for Citizens wind coverage if 50% or more of its units are rented more than eight times a year on terms shorter than 30 days.
What does Florida tax when you record a mortgage?
Two things. Documentary stamp tax is 35 cents per $100 of the amount secured, with no cap on the mortgage side, and there is a one-time nonrecurring intangible tax of 2 mills, which is $2 per $1,000 of the secured obligation. Deeds are taxed separately at 70 cents per $100 of consideration in almost every county. Who pays which line is a contract term, so read the settlement statement rather than assuming.
How fast can you close a hard money loan in Florida?
Bridge loans in Florida typically close in 5–10 business days, faster when a deal demands it. A 30-year DSCR loan runs 3 to 4 weeks. Insurance is the item most likely to slow a Florida file down, and on a condo it is the association paperwork, so start both on day one.
How It Works

From first call to funded.

1

Submit the deal

Get a quote online or call us. We'll size the deal in 24 hours.

2

Underwriting

Our in-house team underwrites with local knowledge, not a scoring algorithm.

3

Close & fund

5–10 business days for bridge, 3–4 weeks for 30-year rental.

From the Blog

Investor Guides & Insights

Financing guides and deal breakdowns from our lending team. Browse every market we serve on our Where We Lend page.

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55+ investor guides covering DSCR, bridge loans, fix-and-flip, BRRRR, market updates, and more.

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Get a Quote Call (410) 855-4600

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