Florida 2026 note: Florida homeowner's insurance has been highly variable due to wind/hurricane exposure; coastal homes often run higher than inland. Your final premium depends on roof age, building code year, wind-mitigation profile, and flood zone. Run a quote with my preferred lender partners early in the process.

How to read this: ARMs are most useful when you plan to sell or refinance before the fixed period ends. Always model the worst-case payment to confirm you can sustain the loan if rates rise to the lifetime cap.

Tip: In the first years of a 30-year mortgage, most of your payment goes to interest. Going from a 30-year to a 15-year cuts total interest dramatically — but at a higher monthly payment.

2026 Florida note: Florida Hometown Heroes program eligibility uses DTI plus income limits that change annually. Confirm current thresholds with a licensed mortgage professional before relying on any DTI estimate. Jeannie Jacobson is not a mortgage lender and does not provide loan approvals.

Florida 2026 programs to ask about: Florida Hometown Heroes (up to $35,000 down payment assistance for eligible workers), Florida Assist, and county-level programs. Program details, eligibility, and funding availability are subject to change. Information current as of May 8, 2026. Confirm with a licensed mortgage professional.

Florida-specific note: Florida documentary stamp tax on the deed is paid by the seller in most Florida counties. Title insurance custom in Florida varies by county; Stuart, Jensen Beach, Palm City, and Hobe Sound (Martin County) have different practices than Port St. Lucie (St. Lucie County). I confirm the local practice on every transaction.

What I tell clients: The lower rate isn't always the better loan. Total cost — including closing costs — is what matters. A 15-year loan at a lower rate but higher monthly may not fit your cash flow even if it wins the math.

Biweekly explained: Paying half your monthly payment every two weeks results in 26 half-payments per year — equivalent to 13 monthly payments. The extra payment goes to principal and shortens your loan.

Rule of thumb: A refinance often makes sense when you'll keep the home longer than the break-even period. A break-even of 24–36 months and lower rate of at least 0.75–1.0% is a common starting point.

This is a directional model. It does not factor in selling costs, tax deductions, opportunity cost on the down payment, or maintenance reserves. Use it to size up the question, not to make the final call. Talk to a CPA and a licensed mortgage professional before deciding.

Important: A HECM reverse mortgage is a complex financial product. You must continue to pay property taxes, homeowner's insurance, HOA, and home maintenance, or you may default and lose the home. HUD requires counseling before you can apply. This estimate is illustrative only — it is not a loan offer. Borrowers should confirm eligibility with a licensed HECM-experienced mortgage professional. Jeannie Jacobson is not a mortgage lender and does not provide loan approvals.

Florida 2026 VA notes: Florida has a large veteran community and strong VA-experienced lender bench. The VA loan benefit can be reused. The VA appraisal includes a Minimum Property Requirements review, which catches a few issues conventional appraisals don't. Funding fee waived for veterans receiving service-connected disability compensation. Confirm your eligibility and Certificate of Eligibility (COE) with a licensed VA-approved mortgage professional. Jeannie Jacobson is not a mortgage lender and does not provide loan approvals.