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CPF Mortgage in Florida

Florida Mortgage Lender

Our home state. CPF Mortgage has financed homes from Pensacola to the Keys since we opened our first office in Trinity, and the team that underwrites, processes and closes your loan sits right here in Pasco County.

Get pre-qualified Call (727) 226-1040

Florida mortgage lender NMLS 222883, Florida state license MLD929

Buying or refinancing a home in Florida

CPF Mortgage was founded in Trinity, Florida, and Florida is still where most of our loans close. That matters more than it sounds: the people who price your loan, order your appraisal, clear your conditions and sign off on your Clear to Close all work from the same building, in the same time zone as your Realtor and your title company.

We are licensed across the entire state (all 67 counties) and we lend on primary homes, second homes and investment property. Whether you are buying a first home in Wesley Chapel, moving up in Sarasota, refinancing in Jacksonville or pulling equity out of a rental in Orlando, it is the same process we run every day.

Florida also has quirks other states do not. Wind and flood insurance drive escrows, condo approvals turn on reserve studies and milestone inspections, and homestead portability can move a payment estimate by hundreds of dollars a month. We quote all of it up front, so the payment you see on day one is the payment you get at closing.

A local team, not a call centre

Underwriting, processing and closing are all in-house in Trinity. When a file needs a decision on a Friday afternoon, there is a person to call.

Insurance handled before it becomes a problem

We price wind, flood and hurricane deductibles into your payment estimate from the start, and we flag 4-point and wind-mitigation inspections on older homes before the underwriter does.

Condo experience across the state

Florida’s structural reserve rules disqualify some condo buildings from conventional financing. We check project eligibility early rather than three days before closing.

Offers that hold up in a competitive market

Our pre-underwrite puts your income, assets and credit in front of an underwriter before you shop, so your offer reads to a listing agent much more like a cash offer.

Loan programs available in Florida

Every CPF loan program is available to Florida borrowers. These are the ones that come up most often here.

Florida Hometown Heroes

Down payment and closing-cost assistance for full-time Florida workers (teachers, first responders, nurses, military and many more) paired with an eligible first mortgage. Funding is limited and reopens periodically, so timing matters.

Who qualifies for Hometown Heroes

FHA loans

A practical route for Florida first-time buyers with a lighter credit history or a smaller down payment, and often the easiest path on an older Tampa Bay or Jacksonville home.

FHA loans

VA loans

Florida has one of the largest veteran populations in the country. Zero down, no monthly mortgage insurance, and entitlement you can reuse when PCS orders move you.

VA loans

USDA loans

Large parts of Pasco, Hernando, Citrus, Polk and Marion counties are USDA-eligible: zero down on a home that is a thirty-minute drive from the metro.

USDA loans

Jumbo loans

For coastal Florida and the Keys, where prices routinely run past the conforming limit. Monroe County carries a higher conforming loan limit than the rest of the state, which sometimes keeps a large loan out of jumbo territory entirely.

Jumbo loans

Cash-out refinance and HELOC

Florida homeowners are sitting on a decade of appreciation. Pull equity for a renovation, an investment property or to clear higher-rate debt without giving up your first-mortgage rate.

HELOC

See every loan option Estimate your payment

What makes a Florida mortgage different

The details below change what you pay and what you qualify for. We build them into your first estimate rather than a revised one.

No state income tax
Florida levies no personal income tax, which is a large part of why relocation buyers so often qualify for more house here than in the state they are leaving.
Documentary stamp and intangible tax
Florida charges documentary stamp tax on the promissory note and an intangible tax on the mortgage itself. Both are one-time closing costs that show up on your Loan Estimate; we include them in the first quote rather than at the closing table.
Homestead exemption and Save Our Homes
Florida homestead caps annual increases in assessed value, and portability lets you carry a share of that benefit to your next Florida home. It changes your escrow, so it changes your payment.
Insurance, flood and wind
Flood insurance is required in FEMA special flood hazard areas, and separate hurricane deductibles are standard statewide. Older homes usually need a 4-point inspection, and a wind-mitigation report often lowers the premium enough to change what you qualify for.

State taxes, assistance-program limits and insurance requirements change. Everything above is general information, not a commitment to lend or a quote. Ask us for the figures that apply to your address and loan amount.

Where we lend in Florida

We are licensed statewide. These are the markets our Florida loan officers work in most.

Tampa Bay

Trinity · New Port Richey · Wesley Chapel · Land O’ Lakes · Odessa · Tampa · St. Petersburg · Clearwater · Brandon · Spring Hill

Central Florida

Orlando · Winter Garden · Kissimmee · Lakeland · Ocala · The Villages · Gainesville

Southwest Florida

Sarasota · Bradenton · Venice · Punta Gorda · Fort Myers · Cape Coral · Naples

Northeast and the Panhandle

Jacksonville · St. Augustine · Daytona Beach · Tallahassee · Panama City · Destin · Pensacola

South Florida

Miami · Fort Lauderdale · Boca Raton · West Palm Beach · Port St. Lucie · Key West

Counties served include: Pasco, Pinellas, Hillsborough, Hernando, Citrus, Polk, Orange, Osceola, Seminole, Marion, Alachua, Duval, St. Johns, Volusia, Brevard, Manatee, Sarasota, Charlotte, Lee, Collier, Palm Beach, Broward, Miami-Dade, Monroe, Leon, Escambia, and every other county in Florida.

Florida mortgage questions, answered

Is CPF Mortgage licensed in Florida?

Yes. Christopher Paul Financial, LLC dba CPF Mortgage is a Florida mortgage lender, NMLS 222883, Florida state license MLD929. Our main office is at 10710 State Road 54, Ste. C101, Trinity, FL 34655, and we lend in all 67 Florida counties.

How much do I need for a down payment on a Florida home?

It depends on the loan. VA and USDA loans allow zero down for eligible buyers, FHA starts at 3.5%, and conventional loans start at 3% for qualified first-time buyers. Florida Hometown Heroes can cover part of the down payment and closing costs for eligible full-time Florida workers.

How long does it take to close a mortgage in Florida?

Most CPF Mortgage purchase loans close in 20 to 30 days. Getting pre-underwritten before you shop is the single biggest factor, because it moves the underwriting work to before your contract rather than after it.

Can I get a mortgage on a Florida condo?

Usually, but the building has to be eligible as well as you. Florida condo associations must complete milestone inspections and structural integrity reserve studies, and lenders review reserves, litigation and investor concentration. We check the project early so a condo file does not fall apart late.

Do you lend on Florida investment property and second homes?

Yes. Conventional investment loans, second-home financing, and DSCR loans that qualify off the property’s rental income rather than your personal income. That last one is common for short-term rentals near the coast and the theme parks.

Reading for Florida buyers and homeowners

Talk to a Florida loan officer

Tell us what you are trying to do and we will come back with real numbers: rate, payment, closing costs and the Florida items that belong in the estimate.

Florida office (main)
10710 FL-54 c101
Trinity, FL34655
(727) 226-1040

Florida mortgage lender NMLS 222883, Florida state license MLD929

Also lending in Tennessee, Colorado and Georgia.

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