Orlando Mortgage Company & Local Home Loan ExpertsLocal Rates. Central Florida Coverage.
Last updated August 21, 2026
ABS Home Mortgage, Inc. helps Orlando homebuyers, relocating families, and vacation rental investors finance properties across Orange, Seminole, and Osceola Counties - from downtown Orlando condos to Lake Nona new construction and Kissimmee short-term rental homes. Competitive rates and fast, local service.
Toll Free: 1-866-666-2378 (866-666-BEST)
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Why Work With a Orlando Mortgage Company?
Orlando's housing market has its own rhythms. A local broker understands the details that matter - from property taxes to neighborhood dynamics.
Relocation & Growth Market
Orlando is one of the fastest-growing metros in the U.S. We help relocating buyers with out-of-state income, remote closings, and quick pre-approvals.
New Construction Coordination
Lake Nona, Horizon West, and Winter Garden are packed with new builds. We coordinate extended rate locks, builder deposits, and final approval to match the completion date.
Insurance & HOA Costs Priced In
Florida insurance and CDD/HOA fees can add hundreds to your Orlando payment. We include realistic quotes in your pre-approval so your DTI is accurate.
STR & Vacation Rental Programs
We finance short-term rental investors with DSCR loans - ideal for Kissimmee, Davenport, and Champions Gate vacation homes near Disney. See our Orlando DSCR loan page for investor-specific details.
Financing Homes Across Central Florida
From downtown Orlando to Winter Park, Lake Nona, Windermere, and Kissimmee STRs.
Competitive Mortgage Rates & Loan Programs in Orlando, FL
We shop the full loan menu to match your Orlando property and financial goals.
Conventional Loans
Competitive rates for Orlando buyers with strong credit across Central Florida.
FHA Loans
Low down payment options for first-time buyers in Orange, Seminole, and Osceola Counties.
VA Loans
Zero-down financing for veterans and active-duty service members across Central Florida.
Jumbo Loans
Financing above conforming limits for Windermere, Isleworth, Lake Nona Golf & Country Club, and Winter Park estates.
New Construction Loans
Extended rate locks and builder-coordinated financing for Lake Nona, Horizon West, and Winter Garden developments.
DSCR Loans
Investor financing based on rental income for Kissimmee, Davenport, and Champions Gate short-term rentals. See our dedicated Orlando DSCR loan page for investor-specific details.
Orlando Mortgage Tools & Resources
Explore loan programs, check today's rates, and run the numbers for your Orlando property.
Mortgage Calculators
Run payment, affordability, and refinance scenarios for any Orlando home.
All CalculatorsUnderstanding Orange County Property Taxes & Home Buying Math
The median home price in Orlando is currently around $395,000, and that number is only half the story. What decides your approval is the full monthly payment - principal, interest, taxes, insurance, and any HOA dues - measured against your gross monthly income.
Orange County and Seminole County, Osceola County assess property differently, and effective tax rates in this market run near 0.95%. Two homes at the same price can carry monthly tax escrows that differ by several hundred dollars depending on the taxing district, school levy, and whether homestead or senior exemptions are in place. A newly built or recently reassessed home can also see its bill jump the year after closing, which is why we underwrite to the forward tax figure rather than the seller's current bill.
Local demand here is anchored by Walt Disney World and Universal Orlando, AdventHealth and Orlando Health, University of Central Florida, Lockheed Martin, and Orlando International Airport. Strong school districts and employment centers hold values up, but they also push tax levies higher - a trade-off that shows up directly in your qualifying numbers.
In practical terms: every $250 of monthly property tax consumes roughly $250 of debt-to-income (DTI) capacity, which can reduce your maximum loan amount by tens of thousands of dollars. Most programs want your total DTI at or below 43-50% depending on loan type and compensating factors. We model your Orlando scenario with real county tax data, insurance quotes, and exemption timing before you write an offer - so your pre-approval holds up in underwriting instead of shrinking at the closing table.
Toll Free: 1-866-666-2378 (866-666-BEST)
Orlando Neighborhoods & Surrounding Areas We Serve
From starter homes to luxury properties and investor deals - we finance across the metro.
Surrounding areas we lend in: Winter Park, Lake Mary, Kissimmee, Windermere, Altamonte Springs. Compare today's mortgage rates, run the numbers with our DSCR calculator and mortgage calculators, or request a Orlando rate quote.
Also serving Altamonte Springs, Sanford, Apopka, Clermont, Lake Mary, and the greater Central Florida metro area.
Trusted by Homeowners Across Florida
ABS Home Mortgage, Inc. has helped over 15,250 clients with more than $5 billion in funded loans. Our Florida team is known for fast responses, transparent advice, and competitive pricing.
Meet the TeamFrequently Asked Questions About Orlando Mortgages
Answers to common questions from Orlando homebuyers and investors.
Get Your Orlando Mortgage Quote Today
Start your pre-approval online or speak with a Orlando loan expert. No obligation, no hidden fees, and a pre-approval letter you can use right away.
Toll Free: 1-866-666-2378 (866-666-BEST)
ABS Home Mortgage, Inc. | NMLS ID #209985 | NMLS Consumer Access
ABS Home Mortgage, Inc. holds Florida Mortgage Broker License #MBR4304, NMLS ID #209985. Regulated by the Florida Office of Financial Regulation.
Equal Housing Lender. Not a commitment to lend. Rates, terms, and programs subject to change without notice and subject to borrower and property qualification. See our licensing page for full details.