No junk fees. Wholesale rates. And a co-founder who has lived in Florida, knows the markets from firsthand experience, and handles every Florida transaction personally. Kirk Chivas spent six years in the Lakewood Ranch and Sarasota-Bradenton area before relocating to Jacksonville in 2023 — and he splits his time between Florida and Michigan to this day. Florida is not a state we service remotely. It is a market we know from living in it.
Florida's housing market in 2026 is one of the most diverse in the country — from Jacksonville's growing Northeast Florida corridor to Sarasota's established luxury market to Fort Myers and Cape Coral's buyer-friendly Southwest Florida opportunity to Estero's Naples-adjacent master-planned communities to Jupiter and Boca Raton's Palm Beach County jumbo markets to Winter Garden and Horizon West's master-planned Orlando metro growth corridor. Each market behaves differently. Insurance costs vary dramatically by location. Property tax rates vary by county. And the Florida condo law changes of 2022 have created considerations for condo buyers that simply do not exist in other states. We know all of it — and we build every one of these factors into every Florida pre-approval we issue.
Get Pre-Approved — It's FreeKirk Chivas — Co-Founder, First Commerce Financial
I spent six years living in the Lakewood Ranch and Sarasota-Bradenton area. I know what it costs to buy there, what the closing table looks like, and what buyers relocating from the Midwest and Northeast need to understand before they fall in love with a Florida property. I now split my time between New Hudson, Michigan and Jacksonville, Florida — and I handle every Florida transaction personally.
Florida is a uniquely complex mortgage market. Insurance costs are not an afterthought — they are a core part of your monthly carrying cost and they vary dramatically by location, roof age, and construction type. The Florida condo milestone inspection legislation has created headwinds for the condo market that buyers need to understand before they make offers — particularly in condo-heavy markets like Boca Raton and Jupiter where building-by-building reserve funding review is essential before any offer. In Estero and Horizon West, the new construction vs. resale insurance math and builder preferred lender incentives both need to be compared honestly before you sign anything. We cover all of it — before you make an offer, not after.
Ken Turkington co-founded First Commerce Financial with Kirk in 2007. Ken's background in high-growth markets and 30+ years of mortgage experience translate directly to Florida's pace and price points across every market we serve.
The Florida Market in 2026 — What Buyers Need to Know
Florida's housing market in 2026 is highly regional. Northeast Florida — Jacksonville, St. Johns County, Ponte Vedra — continues to see strong demand and relatively tight inventory. The Sarasota-Bradenton-Lakewood Ranch corridor has recalibrated from its pandemic peak but remains well-supported by out-of-state demand. The Tampa Bay metro has stabilized with modestly rising prices in the most desirable submarkets. Southwest Florida — Fort Myers, Cape Coral, and Lee County — is firmly a buyer's market, while Estero next door delivers Naples-adjacent master-planned community living at meaningfully lower price points with 6 months of supply and 56% of listings carrying price reductions. Palm Beach County — Jupiter and Boca Raton — attracts the strongest inbound buyer flow from New York, Washington, and San Francisco of any Florida market, with jumbo financing the standard for most single-family purchases. And the Winter Garden-Horizon West corridor in West Orange County is one of Central Florida's most active family relocation markets with builder incentives making 2026 a strong entry window.
Across all Florida markets, two costs deserve special attention from out-of-state buyers: homeowners insurance and the documentary stamp tax. Florida insurance costs have risen dramatically since 2021 and vary enormously by location, roof age, and wind exposure. We build realistic insurance estimates into every Florida pre-approval. And the documentary stamp tax of $0.70 per $100 of purchase price adds meaningful closing costs that buyers from no-tax states do not anticipate.
The Florida Condo Law — What Every Buyer Must Understand
Florida's milestone inspection and reserve funding legislation — passed following the 2021 Surfside collapse — requires condominium associations to fully fund structural reserves and complete milestone inspections on older buildings. The practical impact has been significant: HOA fees on older buildings have risen substantially, some associations are levying large special assessments, and some buildings are failing to meet lender approval requirements.
The result: condo prices have declined more sharply than single-family homes across much of Florida, and financing older condos has become more complex. This is especially critical in Boca Raton and Jupiter, which have high concentrations of older condo inventory in Palm Beach County. Before making an offer on any Florida condo, we review the association's reserve funding status and lender approval eligibility — because discovering a $20,000 special assessment or a non-warrantable building three days before closing is one of the most painful surprises in Florida real estate.
Florida Markets We Serve
We are licensed throughout Florida and serve buyers and homeowners statewide. Kirk's personal market experience is concentrated in Northeast Florida and the Sarasota-Bradenton-Lakewood Ranch corridor — markets he has lived and worked in personally.
🌴 Jacksonville
Kirk's current Florida home base — and one of Florida's fastest-growing metros. Strong job growth, no city income tax, affordability relative to South Florida, and consistent inbound migration from the Northeast and Midwest make Jacksonville one of Florida's most compelling markets in 2026.
Kirk's Florida Home🌴 St. Johns County
Home to the top-ranked public school district in Florida — St. Johns County schools are a primary driver of demand from families relocating to the Jacksonville area. Nocatee, Ponte Vedra Beach, and the broader St. Johns corridor attract a high-income professional buyer profile.
Top-Ranked Schools🌴 Ponte Vedra & Nocatee
Two of Northeast Florida's most active luxury and master-planned markets. Ponte Vedra's golf and beach community character attracts executive relocation buyers. Nocatee is consistently ranked among the top master-planned communities in the country.
Northeast FL Luxury🌴 Lakewood Ranch
Kirk lived here for six years. Consistently ranked one of the best-selling master-planned communities in the country — a complete community with A-rated schools, walkable village centers, and new construction that continues to draw buyers from across the country.
Kirk Lived Here 6 Years🌴 Sarasota
One of Florida's most established and consistently desirable markets — arts, culture, beaches, and a buyer profile that spans retirees, second home buyers, and young professionals drawn by Sarasota's quality of life. Median prices around $450K–$550K with strong luxury activity above $1M.
Established Gulf Coast🌴 Bradenton
Sarasota's more affordable neighbor — median prices 15–20% below Sarasota with access to the same Gulf Coast lifestyle, strong school options, and significant new construction activity in the eastern Bradenton corridor.
Value Adjacent Sarasota🌴 Venice, Nokomis & Englewood
South Sarasota County's active adult and retirement corridor — Venice Island's historic downtown, Nokomis Beach, and the growing Wellen Park master-planned community in North Port. Strong active adult and second home buyer demand.
South Sarasota County🌴 Parrish & Palmetto
Manatee County's fastest growing corridor — significant new construction, accessible price points in the $350K–$450K range, and a location that bridges the Sarasota and Tampa Bay markets. One of the most active first-time buyer and move-up markets on Florida's Gulf Coast.
Manatee County Growth🌴 Tampa Bay
Florida's most diverse major metro — from Clearwater Beach to Downtown Tampa to Wesley Chapel's master-planned communities. A broad buyer profile across every price point and loan type. Strong corporate relocation demand from companies that have relocated to the Tampa Bay area.
Florida's Largest Metro🌴 St. Petersburg
Tampa Bay's urban waterfront gem — a vibrant arts scene, walkable neighborhoods, and consistent demand from buyers seeking urban Florida living at prices below Miami and Fort Lauderdale. Strong condo and townhome activity alongside single-family in the surrounding areas.
Tampa Bay Urban Core🌴 Fort Myers & Cape Coral
Southwest Florida's best buyer's market in 2026 — 7+ months of inventory, homes averaging 65–75 days on market, and sellers actively offering concessions. Median prices $340K–$385K across the Cape Coral-Fort Myers metro. Waterfront canal properties, Gulf-access homes, and new construction all in play.
Best Buyer's Market FL 2026🌴 Estero
Southwest Florida's best-positioned community for buyers who want Naples-adjacent lifestyle at Fort Myers-adjacent prices. Sandwiched between Fort Myers and Naples on US-41 and I-75, Estero offers master-planned community living — The Place at Corkscrew, Bella Terra, West Bay Club, Cascades — at a median around $490K–$530K. New construction vs. resale insurance math is the defining buying decision here and we walk every buyer through it.
Naples-Adjacent Value🌴 Winter Garden & Horizon West
One of Central Florida's most compelling family relocation markets — top-rated Orange County Public Schools, Disney proximity, SR 429 connectivity, and Horizon West's master-planned village communities. Median home prices around $569K with over 53% of active listings showing price reductions and builders offering rate buydowns and closing cost credits in 2026.
Orlando Metro Growth🌴 Jupiter
Northern Palm Beach County's premier beach town community — Abacoa, Jupiter Country Club, Egret Landing, and Admiralty Cove waterfront. Median sale prices around $670K, down 5% year over year with 40% of active listings showing price reductions. Genuine beach town character without South Florida congestion. New York, Washington, and San Francisco buyers are the primary inbound profile.
Palm Beach County🌴 Boca Raton
Palm Beach County's premier lifestyle market — median sale prices around $828K with single-family homes averaging $889K, making jumbo financing the standard for most purchases. New York, Washington, and San Francisco buyers drive the strongest inbound demand of any Florida market. Florida condo law review is essential before any Boca Raton condo offer.
Palm Beach County Jumbo🌴 All of Florida
Naples, Bonita Springs, Gainesville, Orlando, West Palm Beach, and the full state — we are licensed throughout Florida and serve buyers and homeowners statewide.
StatewideFind a Mortgage Broker Near Me in Florida
Searching for a "mortgage broker near me" in Florida? First Commerce Financial isn't a national call center — co-founder Kirk Chivas spent six years living in Lakewood Ranch and now splits his time between Jacksonville and Michigan, so he knows these markets firsthand. Whether you're in Jacksonville, St. Johns County, Lakewood Ranch, Sarasota, Fort Myers, Estero, Winter Garden, Jupiter, or Boca Raton, you're working with a team that has personally navigated Florida's insurance costs, condo law changes, and county-by-county quirks — not a script.
Search "mortgage broker near me" and you'll find a local team with wholesale rates, zero junk fees, and 60+ combined years of mortgage experience, ready to meet by phone, video, or in person across every Florida market we serve.
Why Florida Buyers Choose First Commerce Financial
Kirk Actually Lived in Florida
Kirk Chivas spent six years in Lakewood Ranch and now splits his time between New Hudson, Michigan and Jacksonville, Florida. He knows what Florida insurance costs, what the closing table looks like, and what buyers from the Midwest and Northeast need to understand before buying in this market. This is not a state we license into remotely — it is a market we know from living in it.
We Build Insurance Into Every Pre-Approval
Florida homeowners insurance is not an afterthought — it is a core monthly carrying cost that varies dramatically by location, roof age, construction type, and wind mitigation features. Most lenders quote principal and interest only and leave insurance to be discovered later. We build realistic insurance estimates into every Florida pre-approval so you know your true monthly cost before you fall in love with a property. In Estero, that includes the new construction vs. resale insurance comparison that defines so many buying decisions in that market.
Builder vs. Wholesale Comparison for New Construction
In active new construction markets like Estero, Horizon West, Lakewood Ranch, Parrish, and Nocatee, builder preferred lenders offer real incentives — rate buydowns, closing cost credits — that need to be compared honestly against what an independent wholesale broker can offer. We run that comparison for every new construction buyer we work with. The incentive rarely outweighs a better rate over 30 years — but we show you the math, not the marketing.
Condo Law Expertise
Florida's milestone inspection and reserve funding legislation has created significant complexity for condo buyers across the state — particularly in condo-heavy markets like Boca Raton, Jupiter, and St. Petersburg. We review association documents and lender approval status for every condo purchase before an offer is made. This step has saved our clients from discovering expensive surprises days before closing.
Wholesale Rates and Zero Junk Fees
As an independent broker, we shop dozens of wholesale lenders to find the best rate and terms for your Florida purchase — no junk fees, complete transparency from day one. On a $1M Boca Raton or Jupiter jumbo, even a 0.25% rate difference saves over $56,000 over the life of the loan. What we quote is what you pay.
Florida Mortgage Programs
Conventional Loans
The most common choice for Florida buyers with solid credit. Competitive wholesale rates across all price points — from Fort Myers single-family homes to Estero master-planned communities to Lakewood Ranch move-up to Horizon West new construction to Sarasota luxury.
Jumbo Loans
For Boca Raton, Jupiter waterfront, Sarasota luxury, Lakewood Ranch estate homes, Ponte Vedra, Fort Myers Beach waterfront, and properties above conventional loan limits. Boca Raton's $889K single-family average makes jumbo the standard there. We compete strongly across the $800K–$5M+ range throughout Florida.
FHA Loans
3.5% down for first-time buyers and those with credit scores as low as 580. Popular across Florida's more accessible price tiers — Fort Myers, Cape Coral, Parrish, Palmetto, eastern Bradenton, Stoneybrook Estero, and Horizon West townhomes and entry-level single-family.
VA Loans
Florida has a large veteran population. Zero down payment, no PMI, competitive wholesale rates. We close VA loans throughout Florida — from Jacksonville and St. Johns County to Fort Myers, Estero, Horizon West, and the Gulf Coast.
USDA Loans
Parts of Florida — including some communities in Lee County, Marion County, and areas outside major metro cores — qualify for USDA rural development financing with zero down payment. We check eligibility for every Florida buyer.
Investment & Second Home
Florida's second home and investment market is one of the most active in the country — particularly in Boca Raton, Jupiter, and Estero where seasonal and second home buyers from the Northeast represent a significant share of transactions. Second home financing, DSCR investment loans, and short-term rental properties across the state.
Frequently Asked Questions
How does Florida homeowners insurance affect my mortgage payment?
Significantly — and more than most out-of-state buyers expect. In Fort Myers, expect $3,000–$8,000+ annually. In Sarasota and Lakewood Ranch, $2,500–$5,000+ is common. In Boca Raton and Jupiter, budget $4,000–$10,000+ depending on location, roof age, and flood zone. In Estero, new construction homes run $2,500–$3,600 while older resale properties can run meaningfully higher — making the new construction vs. resale insurance comparison one of the most important buying decisions in that market. In Jacksonville and St. Johns County, rates tend to be lower than Gulf Coast and South Florida markets. In Horizon West and Winter Garden, budget $2,500–$4,500+. We build realistic insurance estimates into every Florida pre-approval.
Should I use the builder's preferred lender in Estero, Horizon West, or other new construction communities?
Always compare both before committing. Builder preferred lenders offer real incentives — rate buydowns of 1–2%, closing cost credits of $10,000–$20,000 — that have genuine value. But those incentives need to be weighed against the full loan cost over time. A higher rate through a builder lender can cost more over 30 years than the value of the closing cost credit. We run the honest comparison for every new construction buyer — builder incentive package vs. our wholesale rate — so you can see which option actually wins. Call Ken at (248) 459-5511 before you sign a builder contract.
Should I buy a condo or single-family home in Florida?
In 2026 we lean toward single-family for most buyers. Florida's milestone inspection and reserve funding legislation has created significant headwinds for the condo market — HOA fees on older buildings have risen substantially, some associations are levying large special assessments, and some buildings are failing to meet lender approval requirements. This is especially relevant in Boca Raton and Jupiter, which have high concentrations of older condo inventory in Palm Beach County. Single-family homes avoid these issues entirely. If you are considering a condo anywhere in Florida, we review the association's reserve funding status and lender approval eligibility before you make an offer.
What is the documentary stamp tax in Florida?
Florida charges a documentary stamp tax of $0.70 per $100 of purchase price — on a $400,000 home that is $2,800 in additional closing costs, and on an $828,000 Boca Raton purchase that is nearly $5,800. In most Florida counties this is a seller expense, but it affects the transaction cost picture and can influence negotiations. We factor this into every Florida closing cost estimate we prepare.
Which Florida market is the best buyer's market right now?
Fort Myers and the Cape Coral-Fort Myers metro is the strongest buyer's market in Florida heading into 2026 — 7+ months of supply, homes averaging 65–75 days on market, prices down 10%+ year over year, and sellers actively offering concessions. Estero next door also offers strong buyer conditions with 6 months of supply and 56% of listings with price reductions. Horizon West in West Orange County presents strong buyer conditions with over 53% of active listings showing price reductions and builders offering meaningful incentives. Jupiter has softened 5% year over year with 40% of listings showing price reductions. Boca Raton is down 2.6% year over year with homes averaging 78 days on market.
What areas of Florida do you serve?
We are licensed throughout Florida and serve buyers and homeowners statewide. Our deepest personal market knowledge is in Jacksonville, St. Johns County, Ponte Vedra, Nocatee, Lakewood Ranch, Sarasota, Bradenton, Venice, Parrish, Palmetto, Tampa Bay, St. Petersburg, Fort Myers, Cape Coral, Estero, Winter Garden, Horizon West, Jupiter, and Boca Raton and Palm Beach County. We also serve Naples, Bonita Springs, Gainesville, Orlando, West Palm Beach, and the full state.
Wondering why an independent broker beats a mortgage banker in Florida?
Florida's mortgage market is highly competitive — and mortgage bankers will tell you they lend their own money so they have better rates. That is not how it works. Mortgage bankers work from one consolidated rate sheet with a margin built on top, and they are not required by law to disclose their compensation on your Loan Estimate. We are. In a state where insurance costs already add significantly to your monthly carrying cost — and where Boca Raton and Jupiter jumbo buyers are financing $800K+ — getting the absolute best rate and fee package is how you protect your budget from day one.
Mortgage Broker vs. Mortgage Banker — Who Is Transparent? →Ready to Buy or Refinance in Florida?
Talk with Kirk or Ken — someone who has lived in Florida, knows the insurance landscape, understands the condo law implications, and handles every Florida transaction personally. Whether you are buying in Jacksonville, relocating to Lakewood Ranch, purchasing in Sarasota, settling into Estero's master-planned communities, taking advantage of Fort Myers and Cape Coral's buyer's market, buying new construction in Winter Garden or Horizon West, purchasing in Jupiter or Boca Raton — straight answers about what you qualify for and what your mortgage will actually cost. No pressure, no obligation.
Start Your Free Pre-ApprovalOr call or text Ken directly at (248) 459-5511
First Commerce Financial | Licensed Florida Mortgage Broker | NMLS #137512 | Serving Jacksonville, St. Johns County, Ponte Vedra, Nocatee, Lakewood Ranch, Sarasota, Bradenton, Venice, Nokomis, Englewood, Parrish, Palmetto, Tampa Bay, St. Petersburg, Fort Myers, Cape Coral, Estero, Winter Garden, Horizon West, Jupiter, Boca Raton, and all of Florida
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