Mortgage Programs in Florida
Compare VA, FHA, USDA, conventional, jumbo, construction, renovation, and investment property loans in Florida, priced across 200+ wholesale lenders by Douglas Wilkerson.
One broker, every major mortgage program
Choosing a mortgage is not just about the rate. The right program depends on your down payment, credit, income, and how long you plan to keep the loan. Douglas Wilkerson, Mortgage Broker and Branch Manager at Edge Home Finance in Jacksonville Beach, compares every option side by side and prices your loan across more than 200 wholesale lenders, so you choose on total cost rather than a headline rate. Freeman Douglas Corporation is veteran-owned, and Douglas serves buyers across Florida, with a focus on Jacksonville and Northeast Florida.
VA home loans
Eligible veterans, active-duty service members, and many surviving spouses can buy with $0 down, no monthly private mortgage insurance, and no loan limit with full entitlement. Funding-fee exemptions for veterans receiving VA disability compensation can lower closing costs further, and streamline IRRRL refinances make rate drops simpler later. Learn more about VA home loans.
FHA home loans
FHA loans allow 3.5% down at 580+ credit, with flexible guidelines for first-time buyers and higher debt-to-income ratios, and gift funds may cover the down payment. FHA mortgage insurance lasts for the life of the loan with less than 10% down, so Douglas compares FHA against conventional on total cost before you commit. Learn more about FHA home loans.
USDA home loans
USDA loans offer zero down for income-eligible buyers in eligible areas, and qualifying pockets remain across Clay, Nassau, St. Johns, and Baker counties, including areas just outside the Jacksonville urban core. Household income generally must be at or below 115% of the area median, and the guarantee fee is often cheaper monthly than FHA mortgage insurance. Learn more about USDA home loans.
Conventional home loans
Conventional loans are the default choice for many buyers with stronger credit, offering as little as 3% down for many borrowers and mortgage insurance that can be cancelled at 20% equity. They also cover higher-priced homes up to conforming loan limits and work well for second homes and condos that meet project requirements. Learn more about conventional home loans.
Jumbo home loans
Jumbo loans finance higher-priced homes above conforming loan limits, common in Jacksonville Beach, Ponte Vedra, and other coastal and luxury pockets of Northeast Florida. They typically require stronger credit and larger reserves, and Douglas prices jumbo files across wholesale lenders that specialize in large-balance lending. Learn more about jumbo home loans.
Construction home loans
Construction loans fund a new build in draws as work is completed, then convert to permanent financing, which suits buyers building on lots across Northeast Florida. The process hinges on the builder, budget, and appraisal of the finished home, so Douglas reviews the construction plan early and keeps the draw schedule clear. Learn more about construction home loans.
Renovation home loans
Renovation loans let you buy a home that needs work and finance the purchase plus the improvements in one mortgage, based on the value after renovation. They are a strong fit for Jacksonville's older housing stock, from limited cosmetic updates to larger structural projects with a consultant. Learn more about renovation home loans.
Investment property loans
Investment property loans cover rentals and other non-owner-occupied purchases, with conventional investor financing typically requiring 15 to 25% down and DSCR loans qualifying on rental income rather than personal income. Douglas reviews reserves, rates, and investor strategy so the property's numbers drive the decision. Learn more about investment property loans.
How to choose the right program
Start with three questions: how much can you put down, what does your credit support, and how long will you keep the loan? Then compare the programs above on monthly payment, mortgage insurance, and total cost, not just the rate. Run the numbers with the mortgage calculators, and if you are buying your first home, read the first-time homebuyer guide before you shop.
Frequently asked questions
Which mortgage program is right for me?
It depends on your down payment, credit, income, and how long you plan to keep the loan. Douglas compares VA, FHA, USDA, conventional, and jumbo side by side with real numbers for your file, so the choice is based on total cost rather than a headline rate.
Do I need 20% down to buy a home in Florida?
No. VA and USDA allow zero down for eligible borrowers, FHA allows 3.5% down at 580+ credit, and conventional loans allow as little as 3% down for many buyers. The right down payment depends on your program, credit, and monthly payment comfort.
What credit score do I need for a mortgage?
It varies by program. FHA accepts scores from 500 with 10% down and 580 with 3.5% down, while conventional loans generally favor scores of 620 and higher. Douglas reviews your credit picture and tells you which programs your score actually qualifies for.
Should I choose a fixed or adjustable rate?
Most buyers choose a fixed rate for payment stability, especially if they plan to stay in the home for years. An adjustable rate can make sense for a shorter horizon or a planned refinance, and Douglas models both so you can see the trade-off.
How do I start the mortgage process?
Start with a conversation and a document review: income, assets, debts, and credit. Douglas pre-approves your file, checks program eligibility, and prices your loan across more than 200 wholesale lenders before you shop.
Talk through your mortgage options with Douglas
Tell Douglas about the home you want and the payment you are comfortable with, and he will compare the programs that fit your file with real numbers, not generic rate quotes. From Jacksonville Beach to the rest of Florida, you get a broker who shops 200+ wholesale lenders for you.
Check Your Options See Current Mortgage Rates
Freeman Douglas Corporation is not affiliated with the U.S. Department of Veterans Affairs or any government agency. All loans are subject to credit approval. Equal Housing Opportunity. Freeman Douglas Corporation is a DBA of Edge Home Finance (Company NMLS #891464; branch NMLS #2609641). Douglas Wilkerson, Mortgage Broker, NMLS #1680719.