DSCR Loans in Florida

Florida DSCR lenders and their exceptions

Florida's DSCR lender list is long: 10 of the 13 DSCR lenders compared here say they lend in the state. The details that change the math in Florida are a median rent near the top of the eight states covered ($1,866), a court-run foreclosure process, and a documentary stamp tax that falls on the loan as well as the deed.

• Easy Street Capital: Statewide, including Miami and Orlando (its Florida DSCR page)
• Upright: Its Florida page excludes the Cape Coral, Lehigh Acres and Saint James City markets.
• Kiavi: Has a Florida DSCR page; loans made by Figure Lending
• CoreVest: Has a Florida DSCR page, which shows DSCR (1.0x); its 30-year DSCR page says 0.80x

Four lenders back their Florida coverage with a Florida page. Easy Street Capital names Miami and Orlando and says it lends statewide with no minimum DSCR. Kiavi's Florida program page quotes rates as low as 6.375% with loans made by Figure Lending. CoreVest runs a Florida DSCR page with a 30-year term. Upright is the one with carve-outs: no DSCR loans in Cape Coral, Lehigh Acres or Saint James City, which matters if you are buying in Lee County.

The rest cover Florida through nationwide lists: Express Capital Financing, Lima One Capital, LendingOne and Ternus exclude only a handful of other states, New Silver puts Florida on its list, and Griffin Funding says it originates DSCR loans in all 50 states. RCN Capital and Groundfloor do not publish a state list, and Visio Lending shows its states on an interactive map.

DSCR math on a Florida median rent

Florida's median gross rent was $1,866 a month in 2025 (Census ACS 2025, table B25064). Kiavi accepts a ratio as low as 0.8x, so on paper that rent can carry a payment of $2,332 including taxes and insurance, against $1,866 at break-even and $1,493 if a lender wants 1.25x.

At Kiavi's advertised 6.375% on a 30-year fixed loan, and setting aside an assumed $350 a month for taxes and insurance (the $3,000 and $1,200 a year our DSCR calculator starts with), the payment ceilings translate into loans of about $317,700 at 0.8x, $242,900 at 1.00x and $183,100 at 1.25x. Replace the $350 with your own tax bill and insurance quote before you rely on these.

Run the same Florida rent through each lender that publishes both a minimum ratio and a starting rate, with the same assumed $350 for taxes and insurance, and the largest loan ranges widely:

• New Silver: 0.75x minimum at its advertised 6.875% gives about $325,400
• Kiavi: 0.8x minimum at its advertised 6.375% gives about $317,700
• Upright: 0.9x minimum at its advertised 5.99% gives about $287,700
• Express Capital Financing: 1x minimum at its advertised 6.25% gives about $246,200 (it also offers a no-DSCR option)
• Lima One Capital: 1x minimum at its advertised 6.5% gives about $239,800

Florida housing numbers and a full PITIA test

Full PITIA at the median home. Assume 20% down on the $359,000 median value, so a $287,200 loan at 6.375% (the starting rate Kiavi advertises) over 30 years: $1,792 a month in principal and interest. Add the median property tax ($2,730 a year, $228 a month) and an assumed $1,200 a year for insurance, and PITIA is $2,119. Against the $1,884 median 3-bedroom rent the DSCR is 0.89. That clears Kiavi's published 0.8x minimum. To reach 1.00x at that rent, the loan would have to fall to about $249,400, which means about $109,600 down (30.5% of the value).

Florida's median rents (2020-2024 average) run $1,430 for a 1-bedroom, $1,664 for a 2-bedroom and $1,884 for a 3-bedroom (B25031). Half of Florida homes were built in 1988 or later (B25035), newer than the median home in Michigan, Ohio, Illinois or California.

Florida rents, renters and prices

32% of Florida's 9,326,796 occupied homes were rented in 2025 (table B25003), and the median gross rent rose 3% from $1,812 in 2024. Statewide home prices moved +0.9% in the year to 2026 Q2 (FHFA), but the metros split: West Palm Beach-Boca Raton-Delray Beach +3.2%, Tampa +2.2%, Orlando-Kissimmee-Sanford +0.8%, Miami-Miami Beach-Kendall -0.3% and Fort Lauderdale-Pompano Beach-Sunrise -0.5% (FHFA metro index). A flat or falling local index means a cautious appraisal, and the appraisal sets your loan-to-value.

Over five years Florida prices rose +37.5%, close to Georgia (+38.9%) and Alabama (+36.1%), so the statewide gains are no outlier for the Southeast; the spread inside Florida, from +57.7% in Miami-Miami Beach-Kendall to +20.5% in Cape Coral-Fort Myers, is the bigger story.

Florida foreclosure and loan documents

Florida lenders cannot sell a defaulted property without a lawsuit: the statute says all mortgages are foreclosed in equity. The standard Fannie Mae and Freddie Mac document for Florida is a mortgage (Form 3010). For a lender, that means a slower path to recovering the property after a default than in trustee-sale states.

Florida stamp and intangible taxes

Florida charges documentary stamp tax on the note and mortgage as well as on the deed, plus a one-time intangible tax on the debt. On the $317,700 worked-example loan, at 80% of value that is a $397,125 purchase: deed stamps at 70 cents per $100 of the price come to $2,780.40, note stamps at 35 cents per $100 of debt to $1,111.95, and the 2-mill intangible tax to $635.40. Sources: Fla. Stat. 201.02, Fla. Stat. 201.08, Fla. Stat. 199.133, Fla. Stat. 201.031.

Miami-Dade uses its own rate and may add a surtax on deeds other than single-family homes (Fla. Stat. 201.031). On the $359,000 median home with a $287,200 loan, Florida's deed stamps come to $2,513, note stamps to $1,005.20 and the intangible tax to $574.40.

Florida has four locally based lenders on this site that list rental loans; Ridge Street Capital in Miami is the only one that publishes a DSCR rate range. Ridge Street Capital (Miami, FL: fix and flip, DSCR rental, construction, short-term rental); Capital Funding Financial (Boca Raton, FL: fix and flip, bridge, construction, DSCR rental, commercial and multifamily bridge); Hard Money Loan Solutions (Delray Beach, FL: fix and flip, bridge, construction, DSCR rental, commercial, foreclosure bailout, second mortgage, foreign national); A to Z Capital Lending (Boca Raton, FL: hard money, fix and flip, DSCR rental, bridge, commercial).

Florida landlord rules that affect cash flow

Florida sets no cap on a residential security deposit (Fla. Stat. 83.49), and no statute in the residential chapter caps late fees. The landlord must return the deposit within 15 days if it makes no claim, or send a claim notice by certified mail within 30 days; missing that notice forfeits the claim (83.49(3)(a)). Ending a month-to-month tenancy takes at least 30 days' notice before the end of a monthly period (83.57(3)).

Florida also controls how you hold the money: the deposit goes in a separate Florida bank account, interest-bearing or not, or you post a surety bond (83.49(1)). A landlord with five or more units must give the tenant a written deposit notice within 30 days (83.49(2)). You may offer a fee in lieu of a deposit, but only with a written notice of the listed terms and a signed agreement (83.491). Since 2023 the state has preempted local rules on deposits, fees and notices, so the same rules apply in Miami as in Pensacola (83.425). A tenant who leaves without 7 days' written notice relieves the landlord of the 30-day claim notice (83.49(5)).

What this means for a Florida DSCR deal. A 17.9 price-to-rent ratio means the median Florida house does not cash-flow at 1.00x with 20% down; the math above lands at 0.89. That is why Florida buyers lean on lenders with sub-1.00 minimums such as Kiavi, or put closer to 30.5% down. Florida's modest property tax bills help, the stamp and intangible taxes on the loan add to closing costs, and 30 days' notice is all it takes to turn over a month-to-month tenant.

Before you apply in Florida

• Check the ZIP code against Upright's Lee County exclusions before you pay for an appraisal.
• Budget the note stamp tax and intangible tax as closing costs; on a 30-year DSCR loan they are figured on the full debt.
• Get the insurance quote before you lock the rate, because it sits inside the PITIA that the rent has to cover.
• Ask whether the lender uses the lease or the appraiser's market rent; Kiavi uses the lower of the lease and 110% of market rent.

General requirements, rate tables and rent rules for every lender: DSCR loans compared, DSCR loan rates, DSCR calculator. Short-term lenders: hard money lenders in Florida. Other states: Texas, Michigan, Ohio, North Carolina, California, Georgia, Illinois.