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Mortgage education you can trust
Straightforward guides, strategies, and answers from Austin Edwards. No jargon. No sales pitches. Just the information you need to make confident mortgage decisions.
Moving to Florida: The Out-of-State Buyer's Mortgage Guide
Can you buy a Florida home before you move? Yes. Learn how out-of-state buyers get pre-approved, what insurance and taxes really cost, and how to close remotely from another state in 2026.
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Florida's Winter Housing Market 2026: Why the Holidays Can Favor Buyers
Late October through December is one of the most buyer-friendly windows in Florida: less competition, more motivated sellers, and asking prices off their seasonal peak. See the 2026 winter market numbers and how to time your move.
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How Much Down Payment Do You Really Need to Buy a Home in Florida in 2026?
The minimum down payment in Florida in 2026 is 3% conventional, 3.5% FHA, or 0% with VA and USDA loans. See real dollar examples in Miami, Broward, and Palm Beach, plus the total cash you need at closing.
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USDA vs. FHA Loans in Florida: Which Zero- or Low-Down Loan Fits You?
USDA loans let eligible Florida buyers buy with zero down, while FHA needs just 3.5%. Compare fees, credit scores, and area eligibility to pick the right low-down-payment loan.
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How Much Are Closing Costs in Florida in 2026? A Real Breakdown
Florida closing costs typically run 2% to 5% of the purchase price. See what you'll actually pay at closing in 2026, from doc stamp taxes to title insurance, with real dollar examples at three price points.
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Should You Rent or Buy in Florida in Late 2026?
Mortgage rates are near a three-year high and Florida rents keep climbing. See the real late 2026 numbers for renting versus buying across Florida, and how to decide for yourself.
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What Determines Your Mortgage Rate in Florida: Why Your Rate Isn't the Headline Rate
Your rate isn't the 7.4% headline. Learn how credit score, down payment, loan type, and occupancy set YOUR rate in Florida's fall 2026 market, with a two-borrower example.
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The Broward County Housing Market in Late 2026: What Buyers Need to Know
Broward single-family prices hit a $650,000 median, up 4% year over year, while condo supply tops 9 months. See the late 2026 data and how to finance a Broward home.
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The Palm Beach County Housing Market in Late 2026: What Buyers Need to Know
Palm Beach single-family prices hit a $700,000 median, up 11.8% year over year, while supply tightened to 3.9 months. See late 2026 market data, rates, and how to finance a Palm Beach home.
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The Miami-Dade Housing Market in Late 2026: What Buyers Need to Know
Miami-Dade single-family prices are holding while condo supply tops 12 months. See late 2026 median prices, inventory, rates, and how to finance a Miami home.
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The Florida Keys Housing Market in Late 2026: What Buyers Need to Know
Keys home prices hit record highs in 2026 while mortgage rates climbed past 7%. See Key Largo, Islamorada, and Marathon market data and how to finance a Keys home.
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VA Loans in Florida: The Complete 2026 Guide for Veterans and Active-Duty Buyers
VA loans let Florida veterans buy with zero down and no PMI. Learn 2026 eligibility, funding fee rates, entitlement rules, and the best Florida markets for VA buyers.
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15-Year vs. 30-Year Mortgage in Florida: Which Term Fits Your Plan?
Compare 15-year and 30-year fixed mortgages for Florida in 2026. See the current rate spread, monthly payment math, total interest, and which term fits your timeline and budget.
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Jumbo Loans in Florida in 2026: How to Finance a High-Value Home
The 2026 conforming limit is $832,750 in most Florida counties. Learn how jumbo loans work, what down payment and reserves lenders expect, and how jumbo rates compare for high-value homes in Miami, Palm Beach, and the Keys.
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Flood Insurance in Florida: What Homebuyers Need to Know in 2026
Flood insurance can change your Florida mortgage payment by hundreds a month. Learn when it's required, what flood zones mean, how Risk Rating 2.0 sets your price, and how to budget for coverage before you close.
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Assumable Mortgages in Florida: How Taking Over a Seller's Loan Can Save You Thousands
With 30-year rates in the high 6s, assuming a seller's FHA or VA loan at its original rate can save Florida buyers hundreds a month. Learn how assumptions work, what the equity gap really costs, and who qualifies in 2026.
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Can You Use Gift Money for a Down Payment in Florida?
Gift funds can cover your Florida down payment, but the rules are strict. Learn who can give, what a gift letter needs, and how to document the money without delays.
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Florida Property Taxes and Your Mortgage: What Buyers Need to Know in 2026
Property taxes are a big part of your Florida mortgage payment. Learn the homestead exemption, Save Our Homes, portability, and what the November 2026 vote could change.
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How to Read Your Mortgage Loan Estimate: A Florida Buyer's Guide to Every Fee
Decode your Florida Loan Estimate line by line. Learn what closing costs to expect, what each fee means, and how to catch errors before you close.
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Mortgage Rate Buydowns in Florida: How 2-1 Buydowns and Points Actually Work
Seller-funded 2-1 buydowns are one of the biggest tools in the 2026 Florida market. Learn how buydowns and discount points work, what they cost, and when they are worth it.
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HELOC vs. Cash-Out Refinance in Florida: How to Tap Your Home Equity in 2026
Record home equity gives Florida homeowners options in 2026. Compare HELOC and cash-out refinance rates, costs, and the Florida tax and flood insurance rules before you borrow.
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ARM vs. Fixed-Rate Mortgage in Florida: Is an Adjustable Rate Worth It in 2026?
With 30-year rates around 6.7% to 6.8%, Florida buyers are asking if an ARM is the smarter move. See current ARM rates, how much you could save, and the real risks before you choose.
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How to Raise Your Credit Score Before Buying a Home in Florida
A higher credit score can save Florida buyers thousands in interest. Learn the score you need in 2026, how much it affects your rate, and the practical steps to raise it before you apply.
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Lock or Float? A Florida Guide to Mortgage Rate Locks
The 30-year rate is hovering around 6.7%and every basis point moves your payment. Learn how mortgage rate locks work, when to lock versus float,and whether a float-down option is worth it before you close.
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Escrow Shortages and Mortgage Recasting in Florida: What Homeowners Need to Know in 2026
Florida homeowners face rising escrow shortages from surging insurance costs and property tax reassessments. Learn how escrow analysis works, how to fix a shortage, and when mortgage recasting can lower your payment without refinancing.
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Florida Homeowners Insurance in 2026: What Every Homebuyer Needs to Know About Costs, Reforms, and Your Mortgage Budget
Florida homeowners insurance costs are finally dropping in 2026 after years of increases. Learn how insurance affects your mortgage budget, what reforms are helping, and how to factor insurance into your homebuying decision.
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Self-Employed Mortgage Guide for Florida: How to Get Approved in 2026
A complete guide for self-employed borrowers in Florida. Learn how lenders evaluate 1099 income, what documents you need, and which loan programs work best for freelancers and small business owners.
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Mortgage Rates in Florida: What Today's Rate Environment Means for Buyers in Late 2026
Florida mortgage rates in late 2026 are averaging 6.7% to 6.9%. Learn how current rates affect your buying power, when it makes sense to buy, and strategies to navigate today's market.
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Second Homes and Investment Properties in Florida: Financing Options for 2026
Learn how to finance a second home or investment property in Florida in 2026. Compare down payment requirements, rates, and loan options for vacation homes and rental properties.
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Condo Financing in Florida: What Buyers Need to Know in 2026
Florida condo financing changed in 2026. Learn about new Fannie Mae and Freddie Mac reserve rules, the SIRS mandate, and how to get approved for a condo loan in Florida.
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Private Mortgage Insurance (PMI) in Florida: What Homebuyers Should Know and How to Remove It
Learn how PMI works for Florida homebuyers in 2026. What it costs, how to avoid it, and how to remove it once you have enough equity in your home.
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Seller Concessions in Florida: How Seller Credits Work When Buying a Home
Learn how seller concessions work in Florida real estate. Find out what closing costs sellers can pay, what the limits are, and how to negotiate seller credits when you buy a home.
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Florida Housing Market Outlook for Fall 2026: What Buyers and Sellers Need to Know
A complete Florida housing market outlook for fall 2026. Get current data on home prices, inventory, mortgage rates, and what buyers and sellers can expect across the Keys, Miami-Dade, Palm Beach, and Broward.
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First-Time Homebuyer Guide for Florida: What to Know in 2026
A complete first-time homebuyer guide for Florida in 2026. Learn about current market trends, down payment assistance, insurance costs, and how to get started with confidence.
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FHA vs. Conventional vs. VA Loans in Florida: How to Choose
Compare FHA, conventional, and VA loans for Florida homebuyers. Learn the credit score, down payment, and cost differences to find the right mortgage for your situation.
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When Does Refinancing Your Florida Home Make Sense? A Complete Guide for 2026
Thinking about refinancing your Florida mortgage in 2026? Learn which refinance options make sense at today's rates, what to watch for, and how to run the numbers.
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Florida Down Payment Assistance Programs: Your Complete Guide for 2026
Learn about Florida down payment assistance programs including FL Assist, FL HLP, and the Hometown Heroes program. See how much help is available and if you qualify.
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Should You Buy a Home Now or Wait?
Wondering if now is the right time to buy a home? Learn the key factors to consider, from mortgage rates and home prices to your personal finances.
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What You Should Do Before Looking at Homes
Learn the most important steps to take before you start touring homes, including budgeting, pre-approval, credit, savings, and choosing the right lender.
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Why Mortgage Rates Don't Follow the Fed
Learn why mortgage rates don't move in lockstep with the Federal Reserve and what actually influences home loan interest rates.
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Closing Costs Explained: Where Does All That Money Go?
Learn what closing costs are, what they cover, and how to prepare for them before buying a home.
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What Credit Score Do You Really Need to Buy a House?
Learn what credit score you really need to buy a home, how mortgage lenders evaluate credit, and practical ways to improve your chances of approval.
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The 10 Biggest Mortgage Mistakes That Cost Homebuyers Thousands
Learn the most common mortgage mistakes homebuyers make and how to avoid costly errors before, during, and after buying a home.
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How Much House Can You Really Afford?
Learn how to find your true homebuying budget. Understand DTI, monthly costs, down payment myths, and why the right payment is the one that lets you sleep well at night.
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Every borrower's situation is different. Austin takes the time to understand your goals and give you a clear picture of your options.