⚡ Quick Answer
A Florida DSCR loan qualifies on investment property rental income — not personal income. DSCR = monthly rent ÷ monthly PITIA. Requirements: 1.0x minimum DSCR, 620+ credit score, 20-25% down, no W-2 or tax returns. Florida-specific: lenders use actual insurance quotes in PITIA — not estimates. This single factor determines whether most Florida deals qualify. Orlando inland properties are the easiest Florida market to qualify; Miami coastal is the hardest.
Florida DSCR Qualification by Market
Orlando
✓ Best for DSCR
- Cap rate: 5.5–8.5%
- Insurance: $1,800–3,500/yr
- Flood zone: Low risk (Zone X)
- DSCR: 1.10–1.25x typical
- Best: inland SFR + Kissimmee STR
Tampa (Inland)
✓ Good for DSCR
- Cap rate: 6.5–8.5%
- Insurance: $2,200–4,000/yr
- Flood zone: Low (Zone X)
- DSCR: 1.06–1.20x typical
- Best: Riverview, Brandon
Jacksonville
✓ Good for DSCR
- Cap rate: 6–9%
- Insurance: $1,500–3,000/yr
- Flood zone: Varies by area
- DSCR: 1.08–1.22x typical
- Best: suburban Duval County
Tampa (Coastal)
⚠ Difficult
- Cap rate: 5–7%
- Insurance: $7,000–12,500/yr
- Flood zone: High (Zone AE)
- DSCR: 0.80–1.05x typical
- Best: appreciation play only
West Palm Beach
⚠ Moderate
- Cap rate: 5–7.5%
- Insurance: $3,500–7,000/yr
- Flood zone: Mixed
- DSCR: 0.95–1.15x typical
- Best: inland Palm Beach areas
Miami
✗ Hardest
- Cap rate: 3–5.5%
- Insurance: $9,000–18,000/yr
- Flood zone: High coastal risk
- DSCR: often below 1.0x
- Best: appreciation / significant equity
Florida DSCR Loan Requirements (2026)
| Requirement | Minimum | Standard | Best Pricing |
|---|---|---|---|
| DSCR ratio | 1.0x | 1.10x | 1.25x+ |
| Down payment | 20% | 20–25% | 20% |
| Credit score | 620 | 680–720 | 720+ |
| Income verification | None — rental income only | ||
| LLC vesting | Allowed | ||
| Loan amounts | $100K – $3M+ | ||
| Insurance underwriting | Actual quotes required — not estimates | ||
| Flood insurance | Required for Zone AE, VE; often Zone X-shaded | ||
| STR income | 12-24 months history; 20-30% haircut applied | ||
| Condo eligibility | Warrantable condos only — post-Surfside reserves required | ||
The #1 Florida DSCR mistake: using estimated insurance costs instead of actual quotes. Florida insurance has increased 40-60% since 2022. A deal that qualifies at estimated $1,800/year insurance may fail at an actual $4,500/year quote. Always obtain actual insurance quotes from active Florida carriers before calculating DSCR — and always check FEMA flood maps for mandatory flood insurance requirements.
Florida Insurance Benchmarks by County (2026)
| County / Area | Property Insurance | Flood Insurance | Total Annual |
|---|---|---|---|
| Orange Co. (Orlando inland) | $1,800–3,500 | Not required (Zone X) | $1,800–3,500 |
| Hillsborough Co. (inland) | $2,200–4,000 | Not required (Zone X) | $2,200–4,000 |
| Hillsborough Co. (coastal) | $4,500–7,500 | $2,500–5,000 | $7,000–12,500 |
| Duval Co. (Jacksonville) | $1,500–3,000 | $500–2,000 | $2,000–5,000 |
| Osceola Co. (Kissimmee) | $1,800–3,200 | Not required (most) | $1,800–3,200 |
| Palm Beach Co. (inland) | $2,200–4,500 | Not required (most) | $2,200–4,500 |
| Palm Beach Co. (coastal) | $4,500–8,000 | $2,000–4,500 | $6,500–12,500 |
| Miami-Dade Co. (coastal) | $6,000–12,000 | $3,000–6,000 | $9,000–18,000 |
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Florida-Specific DSCR Rules Investors Must Know
| Issue | Rule | Impact |
|---|---|---|
| Insurance underwriting | Lenders use actual quotes, not estimates | Coastal deals often fail at actual insurance costs |
| Flood insurance | Required for Zone AE, VE; often Zone X-shaded | Adds $1,800–6,000+/yr to PITIA |
| Save Our Homes reassessment | Taxes reassess to market value at purchase | Seller's tax bill ≠ buyer's — can add $2,500–5,000/yr |
| STR income documentation | 12-24 months actual history required | New STR = lender uses LTR market rent for DSCR |
| Condo warrantability | Post-Surfside reserve funding requirements | Non-warrantable condos have very limited lender options |
| HOA rental restrictions | Rental prohibitions disqualify DSCR income | Verify HOA rules before assuming rental income qualifies |
Frequently Asked Questions
What are the requirements for a DSCR loan in Florida?
Florida DSCR loan requirements 2026: 1.0x minimum DSCR, 620+ credit score, 20-25% down payment, no W-2 or tax returns required, LLC vesting allowed. Florida-specific: lenders use actual insurance quotes in PITIA — this is the #1 factor differentiating qualification by market.
Which Florida market is best for DSCR qualification?
Orlando is best — inland properties, low insurance ($1,800-3,500/yr), no flood requirements, cap rates 5.5-8.5%, DSCR typically 1.10-1.25x. Tampa inland (Riverview, Brandon) is second best. Jacksonville is solid. Miami coastal and coastal Tampa are most difficult.
How does Florida insurance affect DSCR qualification?
It's the #1 factor. Lenders use actual quotes, not estimates. Miami coastal = $9,000-18,000/yr combined insurance adding $750-1,500/month to PITIA. Orlando = $1,800-3,500/yr. The difference is often the margin between qualifying and not qualifying. Always get actual quotes before calculating DSCR.
Can I get a Florida DSCR loan for an STR property?
Yes, with 12-24 months documented STR history. New STR properties use LTR market rent for DSCR. Most lenders apply 20-30% haircut to gross STR income. STR must be legally permitted and HOA-allowed. Kissimmee/Osceola County is Florida's most STR-friendly market.
What is the maximum DSCR loan amount in Florida?
Most Florida DSCR lenders offer $100,000 to $3,000,000. Jumbo DSCR above $3M available from select lenders. Condo loans available for warrantable buildings only — post-Surfside reserve requirements apply.
Viador Partners NMLS #2822744. For informational purposes only. Not a loan commitment. Rates, terms, and program availability subject to change. Equal Housing Lender.
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