Short answer: A Florida DSCR loan qualifies on the property's rental income instead of your personal income. Most programs skip tax returns, W-2s and pay stubs. You still need credit, an appraisal, cash reserves and a lease or rent schedule. FLO Mortgage holds a Florida Mortgage Lender License (MLD2621) and arranges DSCR loans on rental property across the state, from Pensacola to the Keys. DSCR loans are business-purpose loans for investment property only.
How DSCR works on a Florida rental
The lender divides the monthly rent by the monthly housing cost: principal, interest, taxes, insurance and any HOA dues. In Florida, taxes and insurance often move that ratio more than the loan itself does, so price them before you make an offer. See the full DSCR requirements and documents checklist.
Florida costs that change your ratio
Property taxes: rentals don't get the homestead exemption. Florida caps yearly assessment increases on non-homestead residential property at 10%, but your first-year bill can still jump after the sale.
Wind and flood insurance: coastal and flood-zone properties carry higher premiums, and the lender counts them in the housing cost. Get a quote early.
Condos and HOAs: Florida's 2022 condo safety law requires milestone inspections and reserve studies for many older buildings. Underwriters review them, along with any rental limits and special assessments.
Vacation rentals in Florida
Some DSCR programs count short-term rental income, using booking history or a market estimate. Florida requires a vacation rental license from the Department of Business and Professional Regulation (DBPR). You collect state sales tax and county tourist development tax on stays of six months or less. Cities and counties add their own registration and parking rules, so check them before you buy.
Cash-out and hard-money refinances in Florida
Many Florida investors buy or rehab with a private loan, then refinance into a DSCR loan once the property is rented. Plan for a payoff letter, a new appraisal with a rent schedule, and enough time on title, called seasoning. Florida charges documentary stamp tax ($0.35 per $100) and intangible tax (0.2%) on the new mortgage, so subtract both when you estimate your cash out. See the full guide to refinancing a hard-money loan into a DSCR loan.
Closing in a Florida LLC
Your LLC needs active status with the Florida Division of Corporations (Sunbiz). File the annual report between January 1 and May 1 to keep that status. The lender asks for your articles of organization, operating agreement and EIN letter, and each member signs a personal guaranty.
Investing in another state too? See where we offer DSCR loans by state.
Florida DSCR loans: common questions
Can I get a DSCR loan in Florida without showing my income?
Yes. DSCR loans have no personal income verification. The lender qualifies the loan on the property's rent and still checks your credit, the appraisal and your reserves.
Do DSCR loans work for Florida vacation rentals?
Some programs count short-term rental income from booking history or a market estimate. You need a DBPR vacation rental license, and you must follow your city's and county's rules.
Can I buy a Florida condo with a DSCR loan?
Often, yes. The underwriter reviews the building's budget, reserves, inspections and rental rules. Some buildings don't qualify.
What Florida taxes apply when I refinance?
Documentary stamp tax of $0.35 per $100 and intangible tax of 0.2% on the new mortgage amount. Both come out of your closing costs.
Can I close a Florida DSCR loan in an LLC?
Yes, in most programs. The LLC needs active Sunbiz status, and each member signs a personal guaranty.
Have a Florida rental in mind?
Tell us about the property, and a licensed loan officer will check it against current DSCR programs. Prefer to talk? Call (386) 882-9980.
This page is general education, not a commitment to lend or an offer of specific terms. DSCR loans are business-purpose loans for investment property and are not available for owner-occupied homes. All loans are subject to credit approval, appraisal, underwriting guidelines, property eligibility and investor program availability. Not all applicants will qualify. Requirements vary by investor program and may change. Tax figures come from Florida Statutes 199.133 and 201.08, checked October 22, 2026. FLO Mortgage is licensed as a mortgage lender in Florida (MLD2621) and Georgia (#1835856), Company NMLS #1835856; Broker Owner Joy McCoy Flores, NMLS #1096400. Equal Housing Opportunity. Licensing & Disclosures.