FLO Mortgage helps Palm Coast buyers and homeowners buy, refinance and borrow against their homes. Our office is at 212 Moody Blvd in Flagler Beach, a short drive from Palm Coast, so you can sit down with a licensed loan officer in person or work with us by phone, email or video.
Home loans for Palm Coast
Pick what you're planning. Each one opens the full guide.
Buy a home in Palm Coast
Conventional, FHA, VA and USDA purchase loans, with a pre-approval before you shop.
VA loans in Palm Coast
For veterans, service members and eligible surviving spouses.
FHA loans
Flexible credit rules. We arrange FHA loans through partner lenders.
Refinance in Flagler County
Lower your payment, change your term or take cash out.
Home equity line (HELOC)
Tap your equity and keep your first mortgage. A partner lender provides the HELOC.
Build on a Palm Coast lot
Construction financing for the lot and the build.
Rental and investment property
DSCR loans that qualify on the property's rental income.
Low down payment options
Compare VA, USDA, FHA and conventional, plus down payment help.
What to know before you buy in Palm Coast
A few things come up on almost every Palm Coast purchase. Sort them out early and your closing goes smoother.
Flood zones and canal homes
Many Palm Coast homes sit on the saltwater and freshwater canals. If FEMA's flood map puts the home in a high-risk flood zone, your lender requires flood insurance on a federally backed loan. Look up the address on FEMA's Flood Map Service Center before you make an offer, and get a flood quote while you're still deciding.
Homeowners and wind insurance
Florida insurance premiums change a lot with the roof's age and how the home was built. Get a quote as soon as you're under contract, because your lender needs proof of coverage before closing.
Condos and townhomes
Florida's condo safety laws require milestone inspections and structural integrity reserve studies for many buildings. Your lender reviews the association's reserves and any special assessments, and FHA and VA loans need the project approved. Read our Florida FHA condo guide or the VA condo guide.
Vacant lots and new construction
Palm Coast still has many vacant lots, so plenty of buyers build. You can finance the lot and the construction, then move into a regular mortgage when the home is finished. See construction loans.
Property taxes and homestead
If you own the home and live in it as your permanent residence on January 1, you can apply for Florida's homestead exemption with the Flagler County Property Appraiser by March 1. It takes up to $50,000 off the assessed value for most property taxes, and the Save Our Homes cap limits how fast the assessed value can rise after that.
Down payment help in Palm Coast
Florida programs can cover part of your down payment and closing costs. Florida Hometown Heroes helps first-time buyers in eligible jobs, such as health care, schools and first responders. Our down payment assistance guide covers the other options, and a licensed loan officer can check which ones are open now.
Why Palm Coast homeowners work with FLO
You talk to the same local team from application to closing, and we answer the phone. Broker Owner Joy McCoy Flores, NMLS #1096400, leads our team in Flagler Beach, and our clients rate us 5.0 on Google across more than 160 reviews. We're licensed in Florida and Georgia, plus Michigan, North Carolina, Tennessee and Texas.
Palm Coast mortgage questions
Is FLO Mortgage a mortgage lender or a mortgage broker?
Both. FLO Mortgage, LLC holds a Florida Mortgage Lender license (MLD2621), Company NMLS #1835856. We close many loans in our own name and arrange others, such as FHA loans and HELOCs, through partner lenders. Your licensed loan officer tells you which applies to your loan.
Do I need flood insurance for a home in Palm Coast?
You need it when FEMA's flood map places the home in a high-risk flood zone and you use a federally backed loan. Many canal homes fall in those zones. Even outside them, a flood policy can be worth pricing, and your loan officer can tell you what your lender requires.
Can I buy a Palm Coast condo with an FHA or VA loan?
Yes, when the condo project is approved. HUD keeps a list of FHA-approved projects and VA keeps its own. If a building isn't on the list, a licensed loan officer can check whether a single-unit approval or a conventional loan works instead.
When do I file for homestead exemption in Flagler County?
File with the Flagler County Property Appraiser by March 1 of the year after you buy. You must own the home and live in it as your permanent residence on January 1 of that year.
Can I finance a lot and build a home in Palm Coast?
Yes. A construction loan can pay for the lot and the build, then convert to a regular mortgage when the home is finished. Bring your builder's contract and plans, and a licensed loan officer will walk you through the steps.
Can I meet with you in person?
Yes. Our office is at 212 Moody Blvd in Flagler Beach. Call (386) 882-9980 to set a time, or work with us by phone, email or video if that's easier.
Buying or refinancing in Palm Coast?
Tell us what you're planning and a licensed loan officer will walk you through your options.
This is not a commitment to lend. All loans are subject to credit approval, underwriting guidelines, property eligibility and program availability. Terms and programs may change without notice. FLO Mortgage arranges FHA loans and HELOCs through partner lenders. 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.