From Davenport and Haines City to Kissimmee, Orlando and Tampa, I help Central Florida families buy, refinance and invest with straight answers and real math.
Florida has its own rules: insurance, flood zones, CDDs, homestead and some of the country's strongest down payment assistance. I'll walk you through all of it before you make an offer.
Each page covers the local details that change your payment, the programs buyers use most there, and answers to common questions.
New construction, resort communities and ChampionsGate-area homes along I-4 and US-27.
Davenport mortgages →Growing US-27 corridor with newer subdivisions and some of Polk County’s more approachable prices.
Haines City mortgages →Chain of Lakes living, established neighborhoods and lakefront homes alongside newer builds.
Winter Haven mortgages →Small-town feel between Lakeland and Winter Haven, with quick I-4 access and a mix of older and new homes.
Auburndale mortgages →Polk County’s largest city, halfway between Tampa and Orlando, with historic homes and newer builds.
Lakeland mortgages →Osceola’s county seat, with single-family homes, townhomes, condos and vacation-area properties.
Kissimmee mortgages →East Lake Toho, newer master-planned communities and a quieter feel just east of Kissimmee.
St. Cloud mortgages →Large planned community spanning Osceola and Polk counties, popular with first-time buyers.
Poinciana mortgages →These catch more buyers off guard than anything else. I include every one of them in your numbers from the first call.
Often the biggest surprise in a Florida payment. Roof age, wind mitigation features and the home's location all affect the premium. Get quotes early.
If a home is in a FEMA special flood hazard area, flood insurance is required on most loans. I check the zone for any address before you commit.
Many newer Central Florida communities have both. CDD assessments are billed with property taxes and count toward your payment.
Homestead can lower your taxable value by up to $50,000. But taxes are usually reassessed after a sale, so estimate yours at the new price.
A few words from families I've helped across Central Florida.
"Edwin is very professional and had great communication with us throughout the whole process. This was by far my best and easiest experience obtaining a loan."
"Edwin had a lot of patience throughout the process. He was very clear in everything he explained to me, a serious and reliable person."
"Attentive. Patient. And always answered my questions promptly. Thank you so much!!!"
Don't see your question? Text me. You'll get an answer from me, not a chatbot.
Text 863-695-2265For 2026, the conforming limit for a one-unit home is $832,750 across these counties. The FHA limit for most Central Florida counties is $541,287 for a one-unit home. Higher limits apply to 2–4 unit properties. I confirm the current limit for your exact county when we talk.
Florida Housing runs statewide programs, including Florida Hometown Heroes for eligible full-time Florida workers and FL Assist for first-time buyers. They’re offered through participating lenders, with income, credit and education requirements. Counties and cities also fund local programs that open and close during the year. I’ll check what fits you right now.
Wind, flood and roof-related risk, plus changes in the insurance market, have pushed premiums up across the state. It’s often the biggest surprise in a Florida payment. A wind mitigation inspection, a newer roof and a higher deductible can all help. I build a realistic insurance estimate into your pre-approval.
If the home is your primary residence, you can apply for homestead with your county Property Appraiser by March 1 of the year after you buy. It can lower your taxable value by up to $50,000 and limits yearly increases in assessed value. Remember that taxes are usually reassessed after a sale, so the seller’s bill may be lower than yours will be.
Yes. I’m licensed in Florida (NMLS #931021) through Homespire Home Loans and work with buyers throughout Central Florida. Call or text 863-695-2265.
Loan limits shown are for 2026 one-unit properties and are published annually by FHFA and HUD. Florida Housing programs are offered through participating lenders and are subject to funding, income limits and eligibility. This is not a commitment to lend. All loans subject to credit approval and underwriting guidelines. Rates and terms are subject to change without notice.
Free, no-obligation. No credit pull for the initial conversation. Same-day pre-approval in most cases.