Mortgage Broker for the Jacksonville Beaches
247 Home Loans helps buyers and homeowners across the Jacksonville Beaches, from Atlantic Beach and Neptune Beach to Jacksonville Beach and Ponte Vedra Beach. As an independent broker, we compare purchase and refinance options from more than 20 wholesale lenders, which helps in a coastal market full of condos, second homes and properties that don't always fit a standard loan.
Where we help at the Beaches
- Atlantic Beach: the Beaches Town Center area, Selva Marina and the neighborhoods near Mayport
- Neptune Beach: walkable streets east of Third Street and quiet residential blocks to the west
- Jacksonville Beach: oceanfront and Intracoastal condos, older beach cottages and newer townhomes
- Ponte Vedra Beach (St. Johns County): Sawgrass, Old Ponte Vedra and gated golf communities
Atlantic Beach, Neptune Beach and Jacksonville Beach are in Duval County; Ponte Vedra Beach is in St. Johns County.
Beach condos and condo warrantability
Oceanfront and Intracoastal condos are a big part of the Beaches market. Lenders look closely at the building, not just the buyer. Florida's condo safety laws require milestone inspections and reserve studies for many older buildings, and a building with pending special assessments, litigation, low reserves, a high share of investor owners or hotel-style rentals may be considered non-warrantable, meaning it doesn't meet Fannie Mae or Freddie Mac guidelines. Those units can still often be financed with non-QM or portfolio loans. We review the association documents early so you know which path fits before you're under contract.
Flood and windstorm insurance
Much of the Beaches sits in or near FEMA flood zones, especially along the Intracoastal and in low-lying blocks. If a home is in a special flood hazard area and you have a federally backed loan, flood insurance is required, and windstorm coverage is part of homeowners or condo insurance on the coast. Elevation, roof age and wind mitigation features all affect premiums, and those premiums count in your monthly housing cost. We help get insurance quotes into the numbers before you commit.
VA loans for Navy families from NAS Jax and Mayport
Naval Station Mayport sits right next to Atlantic Beach, and many families stationed at Mayport or NAS Jacksonville live at the Beaches. VA loans are available to eligible veterans, active-duty service members and some surviving spouses, and we help you check your eligibility and Certificate of Eligibility. If you receive PCS orders, we can talk through keeping the home as a rental. VA IRRRL refinances are available for homeowners who already have a VA loan.
Second homes and HOA fees
Many Beaches buyers are purchasing a second home or a place to retire near the ocean. Conventional and jumbo second-home loans are options for a property you'll use yourself part of the year. In Ponte Vedra's gated and golf communities, HOA fees and any club or community fees count in your monthly housing cost, so we build them in from the start.
DSCR loans for Beaches investors
A DSCR (debt-service coverage ratio) loan lets you qualify on the property's rental income instead of your personal income, which suits many real estate investors, including self-employed investors. DSCR loans are for investment properties only, not a home you'll live in, and the loan can often be held in an LLC, subject to lender guidelines. Beach condos and cottages near the ocean draw long-term and seasonal renters, and DSCR loans can be used on single-family homes, townhomes and eligible condos. Short-term rental rules vary by city, county, zoning and HOA or condo association, so confirm what's allowed for a specific property before counting on rental income.
Working with a Tampa Bay-based broker
247 Home Loans is a Florida-wide mortgage broker with its home base in Tampa Bay. You don't need to come to Tampa: applications, documents and disclosures are handled online and by phone, and closings are coordinated with a local title company. Depending on the lender and title company, you may be able to sign with a mobile notary or through remote online notarization.
Heading a little farther south? See our St. Augustine area page for St. Augustine Beach, Nocatee and World Golf Village. See also our Northeast Florida overview. For Jacksonville proper, see our Jacksonville page.
Loan programs we offer
- Conventional and jumbo purchase and refinance
- FHA, VA and USDA (in eligible areas)
- Bank-statement and other non-QM loans
- DSCR loans for investors
- Construction loans
Your loan officers
- Chad Morris, Owner & Loan Officer, NMLS #352539
- Dave Rodgers, Loan Officer, NMLS #363840
Frequently asked questions
Can I get a loan on a Jacksonville Beach condo?
Usually, yes. If the building meets Fannie Mae or Freddie Mac guidelines, conventional, FHA or VA financing may work. If it's non-warrantable, for example because of special assessments, litigation or hotel-style rentals, non-QM or portfolio lenders can often still finance it. We review the condo association documents early.
Is flood insurance required at the Beaches?
It depends on the flood zone. If the property is in a FEMA special flood hazard area and you have a federally backed loan, flood insurance is required. We'll check the zone and help you get quotes early so insurance costs aren't a surprise.
I'm stationed at Mayport or NAS Jax. Can I use a VA loan here?
Yes, if you're eligible. VA loans are available to eligible veterans, active-duty service members and some surviving spouses. We'll help you get your Certificate of Eligibility and compare VA with other options.
Can I buy a Beaches rental with a DSCR loan?
Yes. DSCR loans qualify on the property's rental income instead of your personal income, are for investment properties only, and can often be held in an LLC. Short-term rental rules vary by city and association, so confirm what's allowed for the property.
Do I have to come to Tampa to close?
No. We handle the loan by phone and online, and closings are coordinated with a local title company, often with a mobile notary or remote online notarization when the lender and title company allow it.
Other areas we serve
Florida-wide broker; home base Tampa Bay.
Talk with Chad about your Jacksonville Beaches purchase
Call or text Chad at 813-495-9542, or apply online. Florida-wide broker; home base Tampa Bay. No obligation, and no credit check just to talk.