Orange County · Central Florida
Orlando Mortgage Broker
From a new build in Lake Nona to a bungalow in College Park or a vacation rental near the parks, Orlando homes do not all fit the same loan. On Mortgage compares a large network of wholesale lenders and matches each property to the one that finances it best.
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Your Local Orlando Mortgage Broker
Home loans built for the Orlando market.
If you are looking for a mortgage broker in Orlando, you want someone who understands Orange County: the new-construction communities in Lake Nona, the move-up homes in Winter Park, the condos along International Drive and the short-term rentals that orbit the theme parks. On Mortgage does not sell one bank’s products. We are a wholesale broker, which means we take your purchase or investment to a large network of lenders, compare what each one will do for you, and put the best fit in front of you with the costs written out.
That matters more in Orlando than in most Florida cities because the housing stock is so varied. A lender that prices a Baldwin Park single-family home beautifully may have no appetite for a condo-hotel unit near the convention center. Another may love investor files but move slowly on a first-time buyer with gift funds. Knowing which lender wants which loan is the job, and it is the reason our clients close on time.
Start by checking today’s Orlando mortgage rates, priced for Orange County with taxes and insurance included, or run your own scenario in our rate finder with no credit pull.
Why Use a Local Orlando Mortgage Broker
Orlando is a different kind of market, and the right loan depends on what you are buying.
Orlando’s economy runs on tourism, healthcare, technology and a steady stream of new residents relocating to Central Florida. The theme parks, the hospital systems, the University of Central Florida and the aerospace and simulation employers around the region all pull in buyers, and the housing reflects that mix: master-planned communities, downtown condos, established in-town neighborhoods and one of the busiest short-term rental markets in the country.
Financing each of those well takes a lender that fits the property. As your Orlando mortgage broker, On Mortgage knows Orange County requirements, the condo and HOA guidelines common near the attractions and downtown, and the documentation underwriters expect. We match your loan to the lender best suited to it and keep the file moving from application to close.
New construction has its own math
Builders in Lake Nona and the newer communities often offer closing-cost help or a rate buydown if you use their preferred lender. Sometimes that is the best deal. Sometimes an outside lender beats it even after the incentive. We price both so you can compare the real numbers.
Watch the CDD on the tax bill
Many master-planned communities in Orange County are funded by a Community Development District. The CDD assessment rides on the property tax bill, it counts in your debt-to-income ratio, and it can add a meaningful amount to the monthly payment. We build it in from the first quote.
Condos are lender-specific
Downtown towers and the condos near UCF and International Drive vary widely in investor concentration, rental rules and reserves. Whether a building is warrantable decides which lenders will touch it, and we check that before you are under contract.
Orlando Neighborhoods We Serve
From new-build communities to established in-town living, we finance homes across the region. Here is how the loan usually changes from one part of town to the next.
Lake Nona & Baldwin Park
New construction and master-planned. Lake Nona is built around its medical city and newer communities, where builder incentives, CDD fees and long build timelines all shape the loan. Baldwin Park is the older planned neighborhood on the former naval training center site, walkable and popular with move-up buyers. Conventional and jumbo loans dominate, and an extended rate lock is worth pricing on a home still under construction.
Winter Park & College Park
Established, walkable neighborhoods. Brick streets, lakes and older homes with character, plus higher price points that can push a loan past the conforming limit into jumbo territory. Older roofs and electrical systems also matter here, because insurers look hard at them before they bind a policy.
Dr. Phillips & MetroWest
Luxury and golf communities. Dr. Phillips and the Bay Hill area draw executive buyers and second-home owners, often with self-employed or complex income. Jumbo and bank statement loans are routine. MetroWest mixes golf-course homes with condos and townhomes at a wider range of prices.
Thornton Park & the Milk District
Downtown living. Close to Lake Eola and the downtown core, with older homes, townhomes and newer condo buildings side by side. Condo approval and HOA reserves are the questions we answer first, and conventional loans with modest down payments are common for younger buyers.
Hunters Creek & Conway
Family-friendly suburbs. Hunters Creek is a large planned community in the south of the county, and Conway is an established area of lakes and ranch homes near the airport. Both are strong fits for FHA, conventional with 3% to 5% down and VA loans.
Near UCF & International Drive
Condos and rentals. Student housing around the university and condos along the tourist corridor are mostly investor territory. Many of these buildings have high rental ratios, and some operate as condo-hotels, which most agency lenders will not finance. We place those with portfolio and DSCR lenders that do.
Financing Orlando Investment & Vacation Rentals
As one of the most visited cities in the country, Orlando is a magnet for real estate investors, and demand for short-term rentals near Walt Disney World and Universal Studios is strong. Financing these is where a broker earns its keep. We specialize in DSCR investor loans that qualify on the property’s rental income rather than your personal income, which suits vacation rentals and second homes well. Whether you are buying your first rental or expanding a portfolio near the parks, we match you with lenders who understand the Orlando short-term rental market.
Check the zoning before you write the offer. Short-term rental rules around Orlando depend on exactly where the home sits. Inside the City of Orlando, short-term rentals are tightly limited, and many single-family neighborhoods in unincorporated Orange County do not allow them either. Much of the purpose-built vacation home inventory is in resort communities zoned for nightly rentals, many just over the line in Osceola County near Kissimmee. The city or county zoning office and the community’s HOA documents have the final word.
Second home or investment property? A home you will use yourself part of the year can sometimes be financed as a second home, which usually prices better than an investment loan, but only if it is not run as a full-time rental. When the plan is to rent it most of the year, a DSCR or conventional investment loan is the honest structure, and we will tell you which one prices better on your numbers.
Loan Programs for Orlando Buyers
Whatever you are buying in Orlando, we broker a loan that fits it:
| Program | Who it suits in Orlando | The key detail |
|---|---|---|
| Conventional loans | Most primary homes, second homes and many rentals across Orange County | As little as 3% down for first-time buyers; mortgage insurance drops off as you build equity |
| FHA loans | First-time buyers in Hunters Creek, Conway and the eastern suburbs | 3.5% down at a 580 score, gift funds allowed; condos must be on the FHA approved list |
| VA loans | Veterans, active-duty service members and eligible surviving spouses | No down payment and no monthly mortgage insurance |
| Jumbo loans | Winter Park, Dr. Phillips, Bay Hill and lakefront homes | Above the Orange County conforming limit; more reserves and documentation |
| DSCR investor loans | Vacation rentals near the parks and long-term rentals near UCF | Qualifies on the property’s rent, not your income; LLC vesting allowed |
| Bank-statement loans | Business owners, realtors and contractors whose tax returns understate income | 12 or 24 months of deposits replace tax returns |
Already own in Orlando? Our refinance team can lower your rate, drop FHA mortgage insurance by moving to conventional, or take cash out for a pool, a new roof or the down payment on a rental. The refinance calculator shows the break-even month before you commit.
The Orlando Housing Market
Orlando’s market has moved toward balance, with rising inventory giving buyers more room to negotiate than in the frenzied years before. Steady population growth, a diversifying job base and constant demand from both residents and investors keep the market active at every price point.
That balance is good news if you are financing a purchase, and it makes shopping lenders more valuable than ever. When sellers will entertain concessions again, a buyer with a clean pre-approval can ask for help with closing costs or a rate buydown, and the right lender will let that credit work as hard as possible. As a local Orlando mortgage broker, On Mortgage compares conventional, FHA, VA, jumbo and investor loans against your exact scenario, whether you are buying a first home in the suburbs or adding a short-term rental near the parks.
See how Orlando compares statewide on our Florida mortgage rates page, or take a broader look at our home loan broker and Florida mortgage broker services. Every other city we cover is on the areas we serve page.
Homeowners insurance and property taxes in Orlando
Being inland is a real advantage at insurance time. Orlando homes do not carry the storm surge exposure that drives coastal premiums, and Orange County’s average homeowners policy runs close to the Florida average and well under half of what owners pay in Miami-Dade or Broward. Wind is still the big line item, though, so a newer roof and a wind mitigation inspection lower the bill on any Orlando home. Flood insurance is not usually required outside a mapped flood zone, but homes near lakes and retention ponds should be checked. The worked example below uses a $400,000 home as an illustration, not a median price.
On the tax side, a homesteaded primary residence gets the exemption shown, while a rental pays on its full assessed value. In a newer community, add the CDD assessment and any HOA dues on top of these figures.
Sources: Florida county homeowners insurance premiums (worthinsurance.com) and county total millage (movewithmomentum.com), updated October 2026. Your own premium depends on the home’s age, roof, construction and wind mitigation features, and flood coverage is a separate policy. Property tax and homeowners insurance are estimates (1.2% and 0.85% of the home’s value per year). Your actual taxes and insurance premium depend on the property, exemptions and the policy you choose, and will be confirmed on your Loan Estimate. Run your own numbers.
Our Reviews
What Florida borrowers say after closing with On Mortgage. Five stars on Google (130 reviews) and Zillow (92 reviews).
“We cannot say enough amazing things about Caroline! As a first-time homebuyer, this was such a huge and exciting milestone for us, and we’re so grateful that we had her by our side throughout the entire process. Caroline was incredibly knowledgeable, patient, responsive, and supportive from beginning to end.”
“I had an amazing experience working with Ms. Caroline Da Silva throughout my entire home-buying process. From day one, she was professional, knowledgeable, responsive, and always there whenever I had questions. She kept me updated every step of the way and made everything easy to understand.”
“Caroline was great. Always responsive and available whenever I needed assistance or had questions. 10/10 would recommend to any veteran or anyone for that matter.”
Orlando Mortgage Broker FAQs
Why use an Orlando mortgage broker instead of a bank?
A bank can only offer its own loans. An Orlando mortgage broker shops many lenders for you from one application. That matters in a market that runs from Lake Nona new construction to vacation rentals near the theme parks, because different lenders specialize in different property types. The broker also manages the file, so you still have one point of contact from pre-approval to closing.
Can you finance a short-term or vacation rental in Orlando?
Yes. Orlando is one of the top short-term rental markets in the country, and we broker DSCR investor loans that qualify on the property’s rental income rather than your personal income, which suits vacation rentals near Disney and Universal. Confirm the zoning first: many neighborhoods in the City of Orlando and unincorporated Orange County restrict nightly rentals, while dedicated resort communities allow them.
What loan programs do Orlando buyers use most?
Conventional and FHA loans for primary homes, VA loans for veterans, jumbo loans for luxury properties in areas like Winter Park and Dr. Phillips, and DSCR loans for investors. Self-employed buyers often use bank statement loans. We broker all of them and compare them side by side so you can see which one costs less on your purchase.
Which Orlando areas do you serve?
All of them, including Lake Nona, Baldwin Park, Winter Park, College Park, Dr. Phillips, Hunters Creek, MetroWest, Thornton Park, the Milk District, Conway, and the areas near UCF and International Drive, plus the rest of Orange County. We are licensed throughout Florida, so we also finance homes in Osceola, Seminole and Lake counties.
Should I use the builder’s lender on a new Orlando home?
Not automatically. Builder incentives are real money, but they are often tied to the builder’s preferred lender, and that lender’s rate may be higher than the market. Ask the builder for the incentive in writing, then let us price the same loan with an outside lender. Sometimes the builder package wins, and sometimes the outside rate saves more than the incentive is worth.
What is a CDD fee and does it affect my mortgage?
A Community Development District is a special district that funds roads, utilities and amenities in many newer Orange County communities. Its assessment appears on your property tax bill each year. Lenders include it in your monthly housing cost, so it affects how much you qualify for. Ask for the CDD amount before you make an offer, and we will build it into your quote.
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Ready to see your best rate on an Orlando home or investment property? Contact On Mortgage for a free, no-obligation quote and let us compare lenders for you.