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Run the real numbers
Not just principal and interest. Property tax, insurance, HOA, PMI—the whole picture.
Because surprises at closing aren't fun.
Which loan is right for you?
Not all mortgages are created equal. Here's what you actually need to know about
each one—no jargon, just the facts that matter.
Conventional Loan
The "standard" mortgage. Not backed by the government, which means stricter requirements but often better rates and no upfront mortgage insurance fee. Best for buyers with good credit and a solid down payment.
Once you hit 20% equity, you can drop private mortgage insurance entirely
Primary homes, second homes, and investment properties all qualify
No upfront mortgage insurance premium like FHA loans
Requirements at a Glance
Not sure if conventional is right for you?
FHA Loan
Backed by the Federal Housing Administration, designed to help buyers with lower credit scores or smaller down payments get into a home. The trade-off? Mortgage insurance for the life of the loan (unless you refinance).
Scores as low as 500 can qualify (with 10% down)
Just 3.5% down with a 580+ credit score
Mortgage insurance premium doesn't go away unless you refinance
Requirements at a Glance
Want to see if FHA makes sense for you?
VA Loan
The best deal in home buying—if you qualify. Backed by the Department of Veterans Affairs, these loans offer incredible terms for eligible service members, veterans, and surviving spouses. Zero down, no PMI, competitive rates.
Truly 0% down—finance 100% of the home's value
Saves hundreds per month compared to FHA
Typically 0.25-0.5% lower than conventional loans
Requirements at a Glance
Thank you for your service. Let's get you home.
USDA Loan
The "secret" loan most people don't know about. If you're buying in an eligible rural or suburban area (more places qualify than you'd think), you can get zero down with below-market rates. Income limits apply.
100% financing like VA loans
Just 0.35% annually—much lower than FHA
Parts of Pasco, Polk, and Hernando counties qualify
Requirements at a Glance
Let's check if your target area qualifies
How much should you really put down?
Everyone says "put 20% down"—but is that actually the best move for you?
Here's what different scenarios look like on a $450,000 home.
Costs that surprise Tampa Bay buyers
Florida is different. Insurance is expensive, property taxes vary wildly by county,
and flood zones can make or break a deal. Here's what you need to know.
Homeowners Insurance
Florida's insurance market is stabilizing—but rates remain the nation's highest. Tampa Bay averages $2,700–$5,000+ annually (statewide avg: $3,700). Coastal and older homes pay more. Shop early and get quotes from multiple carriers.
Flood Insurance
Many Tampa Bay homes are in flood zones—and even if your lender doesn't require it, you probably want it. FEMA's Risk Rating 2.0 is increasing rates 18%/year for many homes. Check your zone before you buy.
Property Taxes
No state income tax sounds great—until you see property taxes. Tampa runs about 2.2%, Pinellas cities 1.5–2.0%. Homestead exemption saves ~$850/year. File by March 1st after purchase.
Wind Mitigation
Get a wind mitigation inspection—it can save you 30-45% on insurance. Hurricane straps, impact windows, and hip roofs qualify for credits. Inspection costs $75-$150 and lasts 5 years.
4-Point Inspection
Required for homes 25-30+ years old. Covers roof, electrical, plumbing, and HVAC. Issues here can make a home uninsurable—or very expensive to insure. Price depends on home size and complexity.
WDO/Termite
Wood-destroying organisms love Florida's humidity. Most lenders require a WDO inspection. Active infestations or damage can delay or kill a deal.
What can you actually afford?
Banks will approve you for more than you should spend. That's not a conspiracy—it's just math. Here are the rules smart buyers follow to avoid becoming "house poor."
Mortgage questions?
We've got answers.
The stuff people actually want to know—not the stuff lenders put in fine print.
Ready to stop guessing and
start winning?
Numbers only tell part of the story. When you're ready to talk strategy—neighborhoods, timing,
what homes are actually selling for—we're here. No pressure, just real answers.
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