Mortgage Broker in Orlando, FL - More Options, Better Rates
Matt Mayo is a licensed mortgage broker serving Orlando and all of Orange County with access to 150+ wholesale lenders. Whether you're a first-time buyer in Lake Nona, an investor near the attractions, or a self-employed business owner looking for flexible qualifying options, I shop the entire market to find the right loan for your situation. Book a free consultation to see what you qualify for.
Book a Free ConsultationOrlando Market Snapshot
Last updated: Mar 15, 2026
Median Price
$390,000
Avg Days on Market
70
Entry Price
$200K-$340K (condos in Downtown, older SFR in Pine Hills/Azalea Park)
High End
$600K-$1.2M+ (Windermere, Lake Nona, College Park waterfront)
Typical properties: Single-family homes, townhomes, condos, new construction, multi-unit investment properties
Source: Orlando Regional REALTOR Association / Redfin / Zillow
Loan Programs That Work in Orlando
FHA
Orange County uses the national baseline FHA limit of $541,287 for 2026. With Orlando's median price around $390,000, the vast majority of homes here fall comfortably inside FHA territory. On a $390,000 home at 3.5% down, you need $13,650 out of pocket. FHA is the workhorse program for Orlando first-time buyers, and when you combine it with Orange County's DPA programs, many buyers can get in with very little cash at closing.
Conventional
If your credit score is 700+ and you can put 5% down, conventional is worth comparing against FHA for every Orlando deal. You skip the upfront mortgage insurance premium and can drop PMI once you hit 20% equity. With the conforming limit at $832,750, even homes in Windermere and Lake Nona stay inside conventional territory. I run both scenarios side by side on every deal to show you which one costs less over time.
VA
Orlando has a sizable veteran population, and VA loans offer zero down and no monthly mortgage insurance. On a $390,000 home, that's $13,650 you don't need at closing compared to FHA, plus hundreds saved each month with no PMI. If you're eligible, VA is almost always the best option in Orlando's price range. I hold a Military and Veteran Lending Certification and work with VA buyers across Central Florida.
DSCR (Investor)
Orlando's proximity to Disney, Universal, and the attractions creates one of the strongest short-term rental markets in Florida. DSCR loans let investors qualify based on the property's rental income rather than personal income. No tax returns, no pay stubs. If the rent covers the mortgage, you can close. I work with investors buying vacation rentals in Kissimmee, traditional rentals near UCF, and multi-units across Orange County.
Non-QM
Orlando's economy runs on tourism, hospitality, and small business, which means a lot of borrowers earn income that doesn't look great on a tax return. Servers, bartenders, rideshare drivers, salon owners, small business operators. Bank statement loans let me use 12-24 months of deposits instead of tax returns. If your W-2 or 1099 doesn't reflect what you actually bring home, these programs bridge the gap.
Down Payment Assistance
Orlando has one of the strongest DPA landscapes in Florida. Orange County's program offers up to $70,000 for very low-income buyers, $40,000 for low-income buyers, and $10,000 for moderate-income buyers. The City of Orlando has its own DPA program for purchases within city limits. FL Assist provides $10,000 statewide. And I have access to lender-specific wholesale DPA programs on top of all of that. For the right buyer, these programs can cover most or all of the down payment. ---
Orange County Loan Limits
2026
FHA Limit
$541,287
Conforming Limit
$832,750
Local Assistance Programs in Orlando
Orange County Down Payment Assistance Program
Up to $70,000 for very low-income buyers, $40,000 for low-income buyers, or $10,000 for moderate-income buyers. Structured as a 10-year deferred loan that is gradually forgiven as long as the homeowner occupies the property. Must be repaid if sold, rented, refinanced without approval, or no longer a primary residence during the lien period.
First-time buyer (no ownership in past 3 years). Income limits based on household size and area median income (AMI). Must complete a pre-purchase homebuyer education program. Must secure a first mortgage from an approved lender. Maximum purchase price of $345,000 for eligible properties. Must have lived in Orange, Osceola, Lake, Polk, Brevard, Seminole, or Volusia County for at least 12 months.
City of Orlando Down Payment Assistance
The City of Orlando offers its own DPA program for homes purchased within city limits. Assistance amounts are based on household income and need. Contact the City of Orlando Housing and Community Development at orlando.gov for current program details and funding availability.
Property must be within Orlando city limits. First-time buyer. Income limits apply.
FL Assist
Up to $10,000 as a zero-interest deferred second mortgage. No monthly payments. Due at sale, refinance, or payoff of first mortgage. Must pair with a Florida Housing first mortgage.
Must use a Florida Housing participating lender. Income and purchase price limits apply. Primary residence only.
Lender-Specific DPA Programs
Wholesale lender programs that can cover a portion of your FHA down payment. Not publicly advertised. Available only through brokers with wholesale lender relationships. Income limits and guidelines vary.
Only available through mortgage brokers. Income limits vary by program. ---
Orange County Programs
Orange County Housing Programs
Orange County administers its housing programs through the Housing and Community Development Division. Both the Down Payment Assistance Program (up to $70K) and the Mortgage Assistance Program (MAP, up to $80K) are county-level programs.
Contact: (407) 836-5150 or housing@ocfl.net.
Learn moreNeighborhood Insights
Orlando's real estate market spreads across a wide range of neighborhoods, from downtown urban living to master-planned communities on the outskirts. The right loan depends on where you're buying and what you're spending. Here's what I tell buyers exploring Central Florida: **Lake Nona** is one of Orlando's most sought-after communities, anchored by the Medical City development and Tavistock's master plan. Single-family homes typically start around $450K and climb past $700K in newer sections. Conventional is the primary loan type here, and new construction buyers should know that builder incentives and broker-shopped rates don't always mix. I can show you when builder financing makes sense and when it doesn't. **Horizon West** is Orlando's new construction hub, with entire neighborhoods going up along the 429 corridor in west Orange County. Prices are competitive in the $400K-$600K range thanks to builder competition. FHA and conventional both work well here. If you're buying new construction, I can get you pre-approved so you know your numbers before you walk into a model home. **College Park and Winter Park** are two of Orlando's most established neighborhoods. College Park's bungalows and mid-century homes typically run $400K-$700K, with lakefront properties going higher. Winter Park is one of the most expensive areas in the metro, with homes from $500K to well over $1M along the chain of lakes. Conventional and jumbo are the standard paths in these neighborhoods. **Downtown Orlando and Thornton Park** attract young professionals and anyone who wants walkability near Lake Eola. Condos start in the low $200Ks for older units, with newer towers in the $350K-$600K range. FHA works if the building is approved. Conventional is more common. Investors looking at rental condos should consider DSCR. **Kissimmee and the 192 Corridor** sit just south of Orlando in Osceola County and are the epicenter of vacation rental investing. Homes near Disney in the $300K-$500K range can generate strong short-term rental income. DSCR loans are the go-to for investors here. First-time buyers can also find value in Kissimmee's residential neighborhoods, with prices often running $50K-$100K below comparable homes in Orange County. **Pine Hills, Azalea Park, and the East Side** offer Orlando's most affordable entry points. Single-family homes in the $200K-$350K range make FHA a natural fit, and these are the neighborhoods where Orange County's DPA programs make the biggest impact. A buyer earning moderate income might qualify for $10,000-$40,000 in assistance, which can cover the entire down payment and most closing costs on a $300K home. Even though I didn't grow up in Orlando, I make it my business to understand the neighborhoods my clients are buying in. The right financing strategy depends on where you're buying, not just what you can afford. Orlando's mix of new construction, vacation rentals, and established neighborhoods means every deal has different considerations, and I account for all of them. ---
Why Work With an Orlando Mortgage Broker?
Orlando's market is one of the most varied in Florida. First-time buyers looking at $300K homes in Pine Hills need a completely different approach than someone financing a $600K new build in Horizon West. And both are different from a vacation rental investor buying near Disney with a DSCR loan.
A bank gives you their products. If your deal doesn't check their boxes, you're done. As a broker, I work with over 150 wholesale lenders and can match the right loan to your specific situation. That matters in a market where income types, property uses, and price points range as widely as Orlando's.
What "150+ Lenders" Actually Means for You
Guidelines differ between lenders. One might count tip income or seasonal bonuses differently than another. One might require 12 months of bank statements for a self-employed borrower. Another might accept 6 months with higher reserves. In Orlando, where a huge portion of the workforce earns income in ways that don't always look clean on paper, the lender's guidelines matter as much as the rate.
My job is knowing which lender fits which borrower. If you work in hospitality, own a small business, or earn variable income, I've seen your situation before and I know where to place it.
My Pre-Approval Actually Means Something
I review your full financial picture - income, assets, credit - before issuing a pre-approval. That means when you make an offer, your agent can tell the seller's side that the financing is solid, not conditional on a deeper review that might fall apart later.
In Orlando's market, where inventory in the $350K-$500K range has nearly doubled, sellers are being more selective about which offers they accept. A pre-approval from a broker who's already done the underwriting homework gives you an edge.
Your Orlando Mortgage Broker
I'm licensed in Florida and work with buyers across Orange County, Osceola County, and the greater Orlando metro. Most of my Orlando clients work with me by phone, video, and email. The process runs the same whether we're in the same city or across the state.
I also teach mortgage education classes to real estate agents as Chair of the Pacific West Association of Realtors Young Professionals Network. That background means I understand what agents on both sides of the deal are looking for, and I can make the transaction smoother for everyone involved.
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Frequently Asked Questions
How much do I need for a down payment to buy in Orlando?
FHA loans require 3.5% down. On a $390,000 home, that's $13,650. Conventional starts at 3-5% down. VA loans require zero down. And Orange County has down payment assistance programs that can provide up to $70,000 for qualifying buyers, which can cover the entire down payment and closing costs on many Orlando homes. I'll show you which programs apply to your situation.
What is the FHA loan limit in Orange County?
For 2026, the FHA limit in Orange County is $541,287 for a single-family home. That covers the vast majority of Orlando's housing market. If your loan amount is above that, conventional is the next step, with a conforming limit of $832,750.
What is the conforming loan limit in Orange County?
The 2026 conforming limit is $832,750 for a single-family home. Even higher-end areas like Lake Nona and Windermere mostly fall within this range. Anything above that is jumbo territory.
What if I work in hospitality or earn tips? Can I still buy in Orlando?
Yes, and this is one of the most common situations I see with Orlando buyers. Traditional lenders struggle with tip income, seasonal earnings, and variable schedules. I work with lenders that accept bank statement programs (12-24 months of deposits), alternative income documentation, and Non-QM products built for exactly this kind of borrower. If you're earning good money but it doesn't show on your tax return, there's a path.
What first-time buyer programs are available in Orlando?
Orange County's DPA program offers up to $70,000 for very low-income buyers, $40,000 for low-income, and $10,000 for moderate-income. The City of Orlando has its own DPA for purchases within city limits. FL Assist offers $10,000 statewide. And I have access to lender-specific DPA through my wholesale network. We stack what works best for your income and purchase price.
What's the difference between a mortgage broker and a bank?
A bank offers its own products. If your situation doesn't fit, they pass. A broker like me shops across 150+ lenders to find the right rate, the right program, and the most flexible guidelines. Same outcome, a mortgage, but with more options and someone in your corner.
How much house can I afford in Orlando?
The median home price in Orlando is around $390,000. With 5% down, that's $19,500 out of pocket. Monthly payments at current rates run roughly $2,700-$3,100 depending on your rate, property taxes, and insurance. Orlando's insurance costs are more moderate than coastal Florida markets, which helps your monthly budget. I can run your exact numbers in a quick call.
What are closing costs when buying in Orlando?
Closing costs in Orlando typically run 2-5% of the purchase price. On a $390,000 home, that's roughly $7,800-$19,500. The seller traditionally pays for the owner's title policy in Orange County, though this is negotiable. Because I work with 150+ lenders, I can often find options with lender credits to offset your costs.
Can I buy a home in Orlando if I'm self-employed?
Yes. Orlando's economy supports a high number of small business owners, freelancers, and entrepreneurs. Bank statement loan programs use 12-24 months of deposits instead of tax returns. Asset depletion works for buyers with savings but lower reported income. If your accountant is doing a good job minimizing your tax liability, your returns probably don't show what you really make. That's what these programs are for.
What happens if my appraisal comes in low in Orlando?
Low appraisals happen in Orlando, especially in areas with a lot of new construction where builder prices may outpace what comparable resale homes have sold for. Your options: renegotiate the price, cover the gap in cash, challenge with better comps, or walk away if your contract allows. In new construction deals, I've seen builders offer concessions rather than lose a sale. I've helped clients through all of these scenarios. ---
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