Florida is a major market for real estate investors, and the details of a deal here can change the numbers as much as the purchase price does. Coastal flood and wind exposure, condominium inspection and reserve rules, and state taxes that attach to the note and the mortgage all come into play.
World's Fair Capital makes business purpose loans to real estate investors in Florida: fix and flip, DSCR rental, bridge and ground-up construction. This page covers the points that most often matter to a Florida investor, each checked against the statute or the agency that publishes it. It is general information, not legal or tax advice, and terms for any loan are set at underwriting.
Prepared by the WFC editorial team. Facts checked against the cited sources, last reviewed 2026-10-11.
Which describes you?
How a Florida loan works with us
- 1Start your application
Fill out a short application in our secure portal.
- 2Review the term sheet
We prepare a term sheet for you to review and e-sign.
- 3Underwriting
Our team works the file and sends a clear document checklist.
- 4Closing
We close and fund through the title or closing agent.
What investors should know about Florida
Documentary stamp tax
Florida charges documentary stamp tax at 35 cents per $100 on notes and mortgages. The statute states the tax on a note or similar written obligation may not exceed $2,450, and the Department of Revenue says all parties to the document are liable for the tax regardless of who agrees to pay it. How this applies to a specific loan is something to confirm with your title agent or counsel.
Source: Florida Statutes 201.08, checked 2026-10-11
Nonrecurring intangible tax
A one-time nonrecurring intangible tax of 2 mills applies to obligations secured by a mortgage or other lien on Florida real property.
Source: Florida Statutes 199.133, checked 2026-10-11
Security instrument
Under Florida law an instrument that conveys property to secure the payment of money is deemed a mortgage, and a mortgage is not effective against creditors or later good-faith purchasers until it is recorded.
Source: Florida Statutes 697.01 and 695.01, checked 2026-10-11
Foreclosure is a court process
Florida foreclosures are court actions. For residential foreclosure complaints the original note must be filed with the court before any judgment of foreclosure is entered.
Source: Florida Statutes 702.015, checked 2026-10-11
Condo milestone inspections
Condominium and cooperative buildings of three or more habitable stories need a milestone inspection by December 31 of the year the building reaches 30 years old, and on a repeating schedule after that. Investors buying or refinancing condo units should expect lenders to ask about it.
Source: Florida Statutes 553.899, checked 2026-10-11
Condo reserve studies
A residential condominium association must have a structural integrity reserve study at least every 10 years, with reserves required for listed items such as the roof and load-bearing walls. The study affects association budgets and special-assessment risk.
Source: Florida Statutes 718.112, checked 2026-10-11
Flood and wind insurance
FEMA states that most homeowners insurance does not cover flood damage and that flood policies typically carry a 30-day waiting period. Florida's Office of Insurance Regulation says the same of most homeowners and business policies, and Citizens states that most of its personal residential wind policies must also carry flood coverage by January 1, 2027. Price and confirm coverage before you commit to a coastal or low-lying deal.
Source: FEMA flood insurance, Florida OIR and Citizens, checked 2026-10-11
General information, not legal or tax advice. Confirm details with your own counsel or title agent.
For brokers
Placing a deal in Florida?
Your client stays your client. We work the deal with you, not around you.
Your compensation is written into the Letter of Intent your client reviews and e-signs, before underwriting begins.
Register in the portal to submit deals online, use program sheets and calculators, and track every file.
Questions on a Florida deal? Call 800-590-7911 (Mon–Fri 8:00 AM – 5:00 PM EST).
What to send for a first look
- Property address and type
- Purchase price, or current value on a refinance
- Loan amount requested and what it is for
- Rehab or construction budget, if any
- Current or expected rent on a rental
- The borrower's experience and estimated credit score
- Your timeline to close
Loan programs for Florida investors
- Hard Money Loans
- Fix & Flip Loans
- Rental / DSCR Loans
- Ground-Up Construction Loans
- Commercial Bridge Loans
- Multifamily Bridge Loans
- Small Balance Commercial Loans
- Foreign National Loans
- FlexCap Business Bridge Loans
Program availability varies by property and borrower. Business purpose loans only.
Have a deal in Florida?
Call 800-590-7911 (Mon–Fri 8:00 AM – 5:00 PM EST) or start online.
Nothing on this website constitutes a commitment, approval, or guarantee of financing.
Rates, fees, terms, timelines, and program descriptions are subject to change without notice.
Any investor-related or capital discussion is not an offer to sell, a solicitation to buy, or a recommendation of any security or investment product.