Investment property financing built for Florida
Florida is one of the most active investment-property markets in the country, drawing investors from across the U.S. and around the world. New City Financial helps them fund deals the way investors actually operate — on the strength of the property, not a stack of personal paperwork. We provide business-purpose financing on Florida rental, multifamily, and commercial real estate with a fast, predictable process from quote to close.
Because we underwrite the asset’s cash flow rather than your tax returns, our programs fit the realities of the Florida market: self-employed and portfolio investors, LLC-titled property, out-of-state buyers, and the state’s unusually large base of foreign investors. Whether you’re acquiring a rental in Tampa, refinancing an apartment building in Orlando, or pulling cash out of a South Florida portfolio, you get one lender, one set of terms, and a straight answer quickly.
DSCR loans in Florida
A DSCR loan qualifies on the property’s income instead of your personal income: we divide its net operating income by the annual loan payments (the debt-service coverage ratio) and lend from a 1.0 DSCR, with up to 75% LTV, $75K–$50MM, and credit from a 500 FICO. That’s why many Florida investors use DSCR loans to buy, refinance, or pull cash out of rentals and commercial property without tax returns.
Florida has no state personal income tax, but property insurance premiums are among the highest in the country, and condominium buildings must now complete milestone structural inspections and fund reserves under the laws Florida passed after the 2021 Surfside collapse. Insurance and association dues come straight out of net operating income, so we size Florida DSCR loans on current premiums and HOA costs.
Refinancing? See our DSCR refinance program or the commercial real estate refinance guide.
Loan programs for Florida investors
Every New City Financial program is available on qualifying Florida investment and commercial property. Not sure which fits your deal? Start the form and we’ll route you to the right one.
Cash-Out Refinance
Tap into your property's equity to access capital for your next investment or business opportunity.
Learn moreDSCR Refinance
Refinance your investment property based on cash flow rather than personal income.
Learn moreMulti-Family & Apartment Loans
Financing solutions for apartment complexes and multifamily residential properties of all sizes.
Learn moreDSCR Loans
Qualify on the property's rental cash flow, not your personal income — purchase investment property with no tax returns.
Learn moreFix and Flip Loans
Fast funding for fix-and-flip projects with competitive rates and flexible terms designed for investors.
Learn moreARV Loans
Loans based on the after-repair value of your property, not just the current value.
Learn moreForeign Investor Loans
Financing solutions for international investors looking to purchase commercial and investment properties.
Learn moreProperty types we finance in Florida
We lend on business-purpose investment and commercial real estate across Florida — from single-family rentals and small multifamily to larger apartment, retail, office, industrial, and mixed-use assets. Owner-occupied commercial space is eligible; primary residences are not.
Why Florida investors choose New City Financial
We finance the property, not your paperwork
Approval is based on the property’s rental income (its DSCR) — no personal tax returns, W-2s, or employment verification. Ideal for investors with strong properties but complex personal finances.
Considered from a 500 FICO
Where most lenders draw the line at a 620–680 score, a cash-flowing, business-purpose property can carry the loan. First-time and portfolio investors are both welcome.
Close in under 3 weeks
Investor-focused underwriting and minimal paperwork mean most files fund fast — the speed that wins competitive deals and lets you scale.
One lender, consistent terms
Up to 75% LTV, loans from $75K to $50MM, on a single set of terms across 40+ states — so you can grow a portfolio without switching lenders deal to deal.
Financing a property in Florida? Get your number in minutes.
Checking your rate is a soft inquiry — it won’t affect your credit score, and there’s no obligation.
Florida commercial loan FAQs
Does New City Financial lend on investment property in Florida?
Yes. We finance business-purpose investment and commercial real estate throughout Florida — from Miami, Fort Lauderdale, and West Palm Beach through Tampa, Orlando, and Jacksonville to the Gulf Coast and Space Coast. Loans run from $75K to $50MM at up to 75% LTV.
Can I get a Florida commercial loan without tax returns?
Yes. Our DSCR programs qualify the loan on the property’s rental cash flow rather than your personal income, so no tax returns, W-2s, or employment verification are required. That’s a strong fit for Florida’s many self-employed, out-of-state, and international investors.
What credit score do I need for a DSCR loan in Florida?
Credit is considered from a 500 FICO. Because approval leans on the property’s cash flow and a standard loan-to-value of up to 75%, a strong Florida asset can carry the loan even when personal credit is imperfect.
How fast can you close a commercial loan in Florida?
Most Florida files close in under three weeks. Investor-focused underwriting and minimal documentation keep the process fast — important in Florida’s competitive markets where speed wins deals.
Do you finance foreign investors buying Florida property?
Yes. Florida attracts a large share of international real-estate investment, and our Foreign Investor program lets qualified buyers finance U.S. investment property without domestic credit history.
What loan-to-value can I get on Florida investment property?
Up to 75% LTV. You’ll typically bring 25% or more as equity; stronger credit and property cash flow generally earn better pricing. Loans range from $75K to $50MM across all eligible property types.
Financing your Florida deal with New City Financial
New City Financial provides business-purpose financing on Florida investment and commercial property — multifamily, industrial, retail, mixed-use, office, and more. Qualify on the property’s cash flow (DSCR), not your personal tax returns, with up to 75% LTV, loans from $75K to $50MM, a 500 FICO minimum, and closings in under three weeks. Owner-occupied commercial space is eligible; primary residences are not. Get a no-obligation quote in minutes, or call (855) 848-2862 to talk it through with a specialist.