Lumin Lending
Randy Mathis
All States

Mortgage Broker in Florida

Licensed to originate mortgages in Florida (FL) through Lumin Lending Inc. Purchase, refinance, and investment property loans with access to 100+ lenders.

Last updated: September 2026

Key Facts

Randy Mathis is a licensed mortgage broker serving Florida through Lumin Lending Inc. (NMLS# 1516760). Available programs include Conventional, FHA, VA, Non-QM, DSCR, Bank Statement, HELOC, Reverse Mortgage, and Commercial loans. The conforming loan limit in Florida is $806,500 statewide; Monroe County (the Keys) is designated high-cost with a higher limit for 2026.

Mortgage Lending in Florida

Florida combines no state income tax with sustained in-migration, which keeps demand strong across the Tampa, Orlando, Jacksonville, and South Florida markets. Two things make Florida financing genuinely different from other states: condominium lending, where a building's reserves and inspection status now decide whether a unit is financeable at all, and property insurance, where the premium can move a debt-to-income ratio more than the loan itself. Both are solvable, but they need to be priced into the file from day one rather than discovered at underwriting. Florida Housing Finance Corporation programs, including Hometown Heroes, offer assistance for qualifying buyers, and the homestead exemption with its Save Our Homes assessment cap meaningfully lowers long-run carrying cost on a primary residence.

With access to 100+ lenders through Lumin Lending Inc., I can shop your loan across multiple investors to find the right rate and terms for your specific situation in Florida. Whether you are a first-time homebuyer, looking to refinance, or building an investment portfolio, I have programs designed to fit your needs.

Available Loan Programs in Florida

Conventional

Traditional financing with as little as 3% down. Competitive rates for purchase and refinance.

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FHA

Government-backed loans with 3.5% down and flexible credit requirements for first-time buyers.

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VA

Zero down payment and no PMI for eligible veterans, active-duty, and qualifying spouses.

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Non-QM / DSCR

Bank statement, DSCR, asset depletion, and other flexible programs for self-employed and investors.

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HELOC / HELoan

Access your home equity with a line of credit or fixed-rate home equity loan.

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Reverse Mortgage

Convert home equity into cash with no monthly mortgage payments for homeowners 62 and older.

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Commercial

Financing for commercial properties, mixed-use buildings, and business real estate needs.

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Rates and program availability may vary based on the state or region in which the financed property is located. This is not a credit decision, an offer, or a commitment to lend. Program restrictions apply.

HELOC: Timing may vary based on borrower qualifications and loan conditions. Appraisal may be required in certain circumstances. Subject to credit approval. Your home is used as collateral and may be at risk if you do not repay. APR, terms, and repayment structure vary by product.

Helpful Resources

First-Time Homebuyer Guide 2026

Everything you need to know about buying your first home, from pre-approval to closing day.

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Should You Refinance in 2026?

How to decide if refinancing makes sense for your situation, with break-even analysis.

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DSCR Loans Explained

How real estate investors qualify based on rental income instead of personal tax returns.

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5-Day Digital HELOC Guide

Access your home equity in as few as 5 days with our digital HELOC process.

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Credit Score Myths for Homebuyers

The 5 biggest credit score myths that stop people from pursuing homeownership.

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Frequently Asked Questions

Answers to common mortgage questions about loan programs, credit, and the application process.

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Frequently Asked Questions

What are the conforming loan limits in Florida?
Most Florida counties follow the standard conforming loan limit of $806,500 for single-family homes in 2026. Monroe County, which covers the Florida Keys, is designated a high-cost area and carries a higher limit. Loan amounts above the applicable limit require jumbo financing, which is available through the wholesale channel.
Why is it harder to finance a Florida condo?
Since Florida tightened its structural safety rules, condo associations must complete milestone inspections and fund structural integrity reserve studies. Lenders review that paperwork, and a building with deferred inspections, underfunded reserves, heavy litigation, or a high investor concentration can be treated as non-warrantable, which puts conventional financing out of reach. That is not the end of the deal. As a broker I can place non-warrantable condos with lenders who underwrite the building instead of declining it outright, so the answer depends on which lender the file goes to.
How does Florida property insurance affect what I qualify for?
Insurance is part of your monthly housing payment, so a high wind or flood premium directly reduces the loan amount you qualify for. In coastal and older-roof scenarios it is often the binding constraint rather than credit or income. It is worth getting an insurance quote early, before you are under contract, so the qualifying math is built on a real number instead of an estimate.
Does Florida have first-time homebuyer programs?
Yes. Florida Housing Finance Corporation offers down payment and closing cost assistance for qualifying buyers, including the Hometown Heroes program for eligible frontline and public service workers. These can generally be paired with an FHA, VA, or conventional first mortgage. Eligibility depends on income limits, purchase price limits, and the county, so it is worth checking your specific situation.
Is Randy Mathis licensed to lend in Florida?
Yes. Randy Mathis (NMLS# 1516760) is licensed to originate in Florida through Lumin Lending Inc. (NMLS# 2716106). With access to 100+ wholesale lenders, Randy can place purchase, refinance, home equity, condo, and DSCR investment files across the state. Both licenses are verifiable on NMLS Consumer Access.
Can I get a DSCR loan on a Florida rental or short-term rental?
Yes. DSCR loans qualify on the property's rental income rather than your personal income, which fits Florida's large investor and vacation-rental market. Some lenders will underwrite short-term rental income using market data or a documented operating history, while others require long-term lease figures. Which lender the file goes to changes the answer, which is exactly what the wholesale channel is for.

Ready to Get Started in Florida?

Let me find you a competitive mortgage rate from our network of 100+ lenders. Apply online or schedule a call to discuss your options in Florida.

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Randy Mathis NMLS# 1516760 | Lumin Lending Inc. NMLS# 2716106 | NMLS Consumer Access