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Second and vacation home · Florida
A place
to get away.
A second home follows different guidelines than the house you live in year-round. MaryAnn explains how lenders view a vacation property and finds the program that fits how you will actually use it.
Florida licensed · Many lenders, one application · Clear terms
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Florida
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Lender for life
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How second homes work
Different house,
different rules.
A vacation home is not an investment property and it is not your primary residence, and lenders treat it as its own category. Qualifying often comes down to how you document income and how the property will be used.
- Must be a home you use, not a rental you never occupy
- Income can be documented in more than one way
- Terms and reserves differ from a primary residence
- MaryAnn shops the fit across many lenders
Ways to qualify
Programs
for a second home
Conforming loans
For many buyers, a conforming loan is the straightforward path to a second home. It follows standard agency guidelines, uses traditional income documentation such as pay stubs and tax returns, and often carries competitive terms for a well-qualified borrower.
Bank statement programs
If you are self-employed or your income does not show up cleanly on tax returns, a bank statement program can qualify you using deposits over a set period rather than W-2s. It is a common fit for business owners buying a getaway.
Profit-and-loss programs
A profit-and-loss program is another option for self-employed buyers, qualifying from a prepared statement of your business income rather than personal tax returns. MaryAnn will explain what documentation each lender expects before you apply.
Asset-qualifier and asset-depletion
For retirees and buyers with significant savings but limited monthly income, asset-qualifier and asset-depletion programs can use your assets to support the loan instead of employment income. This can be a good fit for Florida second-home buyers who are retired or living on investments.
Financing for a second or vacation home you intend to occupy is available in Florida, where Ease Mortgage is licensed by the Florida Office of Financial Regulation. Program eligibility, documentation requirements, and terms are set by the lender and subject to review.
Questions
Straight answers
on second homes
The questions buyers ask most before a first conversation. Anything else, just call or text.
What counts as a second home?
A second home is a property you use for part of the year and occupy yourself, such as a vacation home, rather than a rental you never live in. Lenders have specific occupancy expectations, and MaryAnn will make sure your plan fits the program.
Is a second home financed differently than my main house?
Yes. Second homes follow their own guidelines, and details such as down payment, reserves, and terms can differ from a primary residence. The first conversation is about matching the program to how you will use the home.
I am self-employed. Can I still qualify?
Often, yes. Bank statement and profit-and-loss programs are built for borrowers whose income does not show up cleanly on tax returns. MaryAnn will explain what each lender needs before you apply.
I am retired. What are my options?
Asset-qualifier and asset-depletion programs can use your savings and investments to support the loan instead of employment income. This is a common fit for retired Florida buyers.
Can I rent out my second home?
A second home is meant to be used by you, and short-term rental changes how a lender views the property. If the goal is primarily rental income, an investment loan may fit better. MaryAnn will help you choose the right path.
Buying it to rent out?
That is a
different loan
A second home is one you use yourself. If the plan is really rental income, the loan changes. Business-purpose investor programs qualify on the deal rather than your pay stub, can close in an LLC, and are available in most states rather than Florida alone.
Explore investor loans →
Free consultation and resources
Let us find your fit
Call or text MaryAnn directly, or schedule a time that works for you. A real advisor, no obligation.
(407) 383-2350
Ready to apply? Start your application online (opens in a new tab)