Mortgage Loans in Orlando, FL: FHA, Conventional, Investor and HomeTown Heroes
You can get a mortgage in Orlando through William Ledesma at Bold Mortgage, a division of PRMG. He works with Orange County buyers by phone, video and e-sign, together with local agents. Your main options are FHA, conventional, investor and DSCR loans, plus Florida HomeTown Heroes if you qualify.
Buying a home in Orlando: what to know
Most people know Orlando for theme parks. Universal Orlando is inside the city, and Walt Disney World is just to the southwest. But the local economy is much wider than tourism. Orlando International Airport is a major employer. AdventHealth and Orlando Health run large hospital systems. Lockheed Martin and the simulation and training industry near the University of Central Florida bring engineering jobs. The Orange County Convention Center on International Drive keeps hotels and restaurants busy all year.
Neighborhoods vary a lot. College Park and Audubon Park have older homes from the 1920s to the 1950s, brick streets and small lakes. Thornton Park, next to Lake Eola Park downtown, mixes older homes with townhomes and condos. Baldwin Park was built on the old Naval Training Center site and has newer homes with an HOA. Lake Nona, in the southeast part of the city, is a large master-planned area with new construction and Medical City, home to Nemours Children's Hospital, the UCF College of Medicine and the Orlando VA Medical Center. MetroWest, near Kirkman Road, has a lot of condos and townhomes at lower price points.
Orlando has lakes everywhere, so lakefront homes are common in some neighborhoods. Newer construction often comes with an HOA, and in many master-planned areas a CDD fee as well.
Who buys here? First-time buyers who work in hospitality, health care and tech, families moving in from other states, buyers relocating from Puerto Rico and Latin America, and investors who want long-term or vacation rentals.
FHA loans in Orlando
FHA loans let you buy with 3.5% down and a credit score of 580 or higher. With a score from 500 to 579, the minimum is 10% down, and many lenders add overlays at that level. The 2026 FHA limit for a one-unit home in Orange County is $541,287. Limits are higher for 2 to 4 unit properties.
FHA charges an upfront mortgage insurance premium, usually added to the loan, plus a monthly premium. This matters in Orlando because many entry-level homes are condos and townhomes, especially in MetroWest and near International Drive. A condo project must be FHA-approved or qualify for single-unit approval. Older homes in College Park or Audubon Park must meet FHA property standards, so roof age, electrical and peeling paint can come up.
Conventional loans in Orlando
Conventional loans allow 3% down for qualifying first-time buyers and 5% down for others. With less than 20% down you pay PMI, which can be removed once you build enough equity. The 2026 conforming limit in Orange County is $832,750 for one unit. Above that you need a jumbo loan, which can come up for larger lakefront homes or high-end new builds.
Conventional is also how many buyers finance a second home in the Orlando area. A second home must be for your own use, not run as a full-time rental. For condos, the building must be warrantable, meaning it meets Fannie Mae or Freddie Mac rules on reserves, ownership and condition.
Investor and DSCR loans in Orlando
A DSCR loan qualifies you on the property's rent instead of your personal income. Expect 20 to 25% down. It is a good fit if you are self-employed, own several rentals or want to buy in an LLC. You can also use a conventional investment property loan, or a bank statement loan if your taxes do not show your full income.
Orlando rental demand comes from hospitality and airport workers, hospital staff, UCF students and staff, and people moving into Central Florida. Vacation rental demand is strong because of the parks and the convention center. Short-term rental rules differ between the City of Orlando and unincorporated Orange County, so check zoning and licensing rules before you buy for short-term rental.
Florida HomeTown Heroes and down payment help in Orange County
Florida HomeTown Heroes comes from Florida Housing Finance Corporation. It is for first-time buyers (generally no ownership of a primary residence in the past 3 years) who work full time for a Florida-based employer. It provides 5% of your first mortgage, with a minimum of $10,000 and a maximum of $35,000, as a 0% interest second mortgage with no monthly payment. You repay it when you sell, refinance, transfer the deed, pay off the first mortgage, or stop living in the home.
You need a 640 minimum credit score and homebuyer education. Orange County income limits apply. Funding comes in rounds and can run out, so William checks availability the day you are under contract. A fully signed contract is needed to reserve funds.
Every Florida county also gets SHIP (State Housing Initiatives Partnership) funds for local down payment help. Ask the Orange County housing office, and the City of Orlando housing office if you are buying inside city limits, what is open now.
Insurance, flood and condo rules that affect your loan in Orlando
Orlando is inland, but hurricanes still bring wind and heavy rain. Some lakefront homes and low areas sit in flood zones. If your home is in a high-risk flood zone and you have a federally backed loan, flood insurance is required.
Central Florida also has sinkhole risk. Florida insurers must cover catastrophic ground cover collapse, but full sinkhole coverage is usually extra. Ask about it when you get quotes.
Older homes often need a 4-point inspection before an insurer will write a policy. A wind mitigation inspection can lower your premium. If private carriers decline, Citizens Property Insurance is the state backstop.
For condos three stories or higher, Florida's post-Surfside laws require milestone inspections and structural integrity reserve studies. Some older complexes have big assessments or low reserves and may not qualify for conventional or FHA loans. In Lake Nona and other new communities, add HOA dues and CDD fees to your budget, since they count in your debt-to-income ratio.
Your action plan
- Book a clarity call with William. No hard credit pull to start.
- Get pre-approved so you know your real price range in Orlando.
- Pick your program: FHA, conventional, DSCR or second home.
- Check HomeTown Heroes and Orange County SHIP help.
- Shop with a local agent who knows HOA, CDD and condo rules.
- Get insurance quotes, lock your rate and close.
Orlando mortgage FAQs
Where can I get the best conventional loan rates in Orlando?
Rates depend on your credit, down payment, property type and loan amount, so no lender can promise the lowest rate to everyone. Compare Loan Estimates from different lenders on the same day. Bold Mortgage offers multiple loan programs, and William gives you a side-by-side comparison.
How do I qualify for an FHA loan in Orlando?
You need a 580 or higher credit score for 3.5% down, steady income and a home you will live in. The 2026 one-unit FHA limit in Orange County is $541,287. If you are buying a condo, the project must be FHA-approved or eligible for single-unit approval. Approval depends on your credit, income, assets and the property.
Where can I apply for investor or DSCR mortgage programs in Orlando?
You can apply with William Ledesma at Bold Mortgage. He works with Orlando investors remotely and reviews the rent, the down payment and the LLC setup with you before you make offers.
Can I use Florida HomeTown Heroes in Orlando?
Yes, if you qualify. You generally must be a first-time buyer who works full time for a Florida-based employer, with a 640 or higher score and income under the Orange County limit. Funding comes in rounds, so William confirms availability once you are under contract.
What should I know about buying a new build in Lake Nona with a CDD?
Many new communities in Lake Nona and other parts of Orlando have a CDD, a special district that pays for roads, water lines and amenities. The CDD fee usually appears on your property tax bill and adds to your monthly cost, along with HOA dues. Ask for the exact CDD and HOA amounts before you sign, so William can count them in your approval.
About William A. Ledesma
William A. Ledesma is a Florida licensed mortgage loan officer and Florida HomeTown Heroes specialist with Bold Mortgage, a division of PRMG. He helps buyers, homeowners and investors in Orlando and across Florida, in English and Spanish. Every client gets a clear action plan from pre-approval to closing.
- Call or text: (786) 387-3676
- Email: will@williamledesma.com
- Office: 4960 SW 72nd Ave, Suite 400, Miami, FL 33155
- Client reviews: Read reviews from William's clients
More Florida mortgage guides: Tallahassee, Pensacola, Kissimmee, Lakeland. Lea esta guía en español.
William A. Ledesma, NMLS #1232716. Bold Mortgage is a division of Paramount Residential Mortgage Group, Inc. (PRMG), NMLS #75243, Florida Mortgage Lender Servicer License MLD1608. Equal Housing Opportunity. This page is general information, not a commitment to lend. All loans are subject to credit approval, underwriting guidelines and property eligibility. Loan limits, program terms and down payment assistance funding can change without notice.
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