Florida has the largest vacation rental market in the country, from pool homes near the Orlando theme parks to Gulf Coast condos on 30A and in Destin. A state law limits how far most cities can go in restricting rentals, but insurance and condo rules decide a lot of deals.
In short: Yes. LendingStreet finances short-term rental DSCR loans on 1-8 unit investment properties in Florida, and on some programs the loan qualifies on projected nightly-rental revenue instead of a long-term lease. There are no W-2s or tax returns, LLC borrowers are standard, the minimum credit score is 620 and loans start at $150,000. State preemption keeps many markets open, but the insurance quote and condo association rules usually decide how much a Florida rental can borrow.
Central Florida is the biggest single market. Kissimmee, Davenport, ChampionsGate, Clermont and Reunion have whole communities of pool homes zoned and built for nightly rentals, many with resort amenities, aimed at families visiting the theme parks. Homes here are larger than average, often with five or more bedrooms.
On the Gulf, Destin, Santa Rosa Beach and the 30A towns, Panama City Beach, Fort Myers Beach, Anna Maria Island and the Tampa Bay beaches draw families and snowbirds. The Atlantic side adds Daytona Beach, New Smyrna, St. Augustine and Fort Lauderdale. The Keys are a separate world with tightly limited transient rental licenses.
| Market | Who books | What to check |
|---|---|---|
| Kissimmee, Davenport, ChampionsGate | Theme park families | Resort community rules, county license |
| Destin and 30A | Beach families, spring and summer | Condo rules, wind and flood coverage |
| Tampa Bay beaches | Families, snowbirds | City registration, flood zone |
| Florida Keys | Anglers, divers, couples | Limited transient rental licenses |
A Florida law adopted in 2011 bars local governments from banning vacation rentals or regulating how often or how long they are rented, unless the local rule was in place before June 1, 2011. Cities can still require registration, inspections, parking and occupancy limits. Miami Beach, which had restrictions before 2011, still bars short-term rentals in most single-family neighborhoods, and Key West and Monroe County limit transient rental licenses.
Every vacation rental also needs a state license from the Department of Business and Professional Regulation. Condo and HOA documents are not preempted, and many associations prohibit or limit rentals under a month.
A DSCR loan compares the property's income with its monthly payment: principal, interest, property taxes, insurance and any HOA dues. On a short-term rental, some programs use a third-party revenue projection for the address, often with comparable listings nearby, instead of a signed long-term lease. Others use the property's own booking history when it has one.
The standard minimum ratio is 1.0x, with sub-1.0 programs for some files. Purchases go up to 80% LTV and cash-out refinances up to 75% LTV, though maximum leverage on short-term rentals and larger balances varies by program. Terms up to 30 years are available, and LLC borrowers are standard. Properties from one to eight units qualify, so a duplex or a small group of cabins on one parcel can work; nine or more units is a commercial loan.
Florida applies state sales tax to stays of six months or less, plus a county tourist development tax that varies by county, and some areas add a local option surtax. Platforms collect many of these, but some counties require operators to register and file directly.
Insurance is the line that decides most Florida files. Wind and flood coverage on coastal properties can be expensive, and some owners end up with Citizens Property Insurance. Roof age and wind mitigation features affect quotes heavily. Get a quote written for short-term rental use before you go under contract.
Since the 2021 Surfside collapse, Florida has tightened inspection and reserve rules for older condo buildings, and some associations have levied large special assessments. Property taxes follow the purchase price, and the homestead exemption and Save Our Homes cap only apply to a primary residence.
This example is illustrative and not a quote. An investor buys a five-bedroom pool home in a Davenport resort community for $480,000. A projection for comparable homes in the same community shows $55,000 a year in gross revenue. At 75% LTV the loan is $360,000, and estimated principal and interest on a 30-year term is about $2,517 a month. Add $650 in taxes, $330 in insurance and $310 in HOA dues, and the payment is about $3,807. $4,583 of average monthly revenue divided by that payment gives a DSCR of about 1.20x.
At 70% LTV instead, the loan drops to $336,000, the payment falls to about $3,639 and the DSCR rises to about 1.26x, in exchange for $24,000 more cash at closing. Resort community dues cover amenities such as pools and clubhouses and often lawn care. A beach condo with a large master wind policy in its dues would look very different on the same revenue.
| Item | Amount |
|---|---|
| Purchase price | $480,000 |
| Loan amount at 75% LTV | $360,000 |
| Down payment | $120,000 |
| Projected annual revenue | $55,000 |
| Average monthly revenue | $4,583 |
| Estimated principal and interest (30-year) | $2,517 |
| Property taxes | $650 |
| Insurance | $330 |
| HOA dues | $310 |
| Total monthly payment | $3,807 |
| DSCR | About 1.20x |
Central Florida stays busy most of the year, with peaks around school breaks, holidays and summer. The Panhandle beaches are summer markets, with strong spring break and a slow winter. South Florida and the southwest Gulf peak in winter with snowbirds. Storm season, from June through November, adds risk to Gulf and Atlantic bookings.
Having these on hand keeps underwriting and the appraisal moving:
Our investor loans are business-purpose loans on non-owner-occupied property. Tell us the address, purchase price, expected revenue and target loan amount. We test the ratio against the real tax and insurance figures, raise rule or HOA questions early and lay out options, including qualifying on long-term rent where that works better.
We lend in Osceola, Polk, Orange, Okaloosa, Walton, Bay, Pinellas and every other Florida county. Use the form below or call (877) 298-1001.
Generally no. State law preempts bans adopted after June 1, 2011, but cities can require registration, inspections and safety rules, and older local rules like those in Miami Beach still apply.
Yes. Vacation rentals need a license from the Department of Business and Professional Regulation, plus any county or city registration.
Often, if the association allows short stays and the building passes review. Expect questions on reserves, inspections and special assessments.
On some programs, yes. These communities are built for nightly rentals, and projections draw on many comparable homes nearby.
On some programs, yes. A third-party revenue projection for the address can replace a long-term lease. If the projection comes in low, a larger down payment, a sub-1.0 program or long-term rent can still make the deal work.
No. The loan qualifies on the property's income. You need a 620 or higher credit score, reserves and entity documents if you buy in an LLC.
No. Our investor loans are business-purpose loans on non-owner-occupied property, so a second home you use yourself is not a fit.
Plan for the down payment, closing costs and reserves. Short-term rental programs and larger loans can require more down than the 80% LTV maximum implies, so it varies by program.
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