Fix and Flip Loans in Florida: How to Finance Your Next Real Estate Deal with 90-95% LTC

Meta Description: Discover how to finance your next real estate deal in Florida with fix and flip loans offering 90-95% LTC and 100% rehab financing. Learn about Florida's top markets, ARV calculations, and quick closings.

Author: Thomas Moore, Zeus Commercial Capital

Florida's real estate market has long been a beacon for investors, drawing them in with its sunny skies, beautiful coastlines, and, most importantly, its incredible potential for profit. The fix and flip market, in particular, offers a thrilling opportunity for those looking to capitalize on the state's ever-growing demand for housing. But to truly succeed in this fast-paced environment, you need more than just a keen eye for a good deal; you need the right financing. This is where high-leverage fix and flip loans come in, offering up to 90-95% loan-to-cost (LTC) and even 100% rehab financing. These powerful financial tools can dramatically reduce your out-of-pocket expenses and empower you to take on more projects. When combined with features like draw-based funding and the ability to close in as little as 10-14 days, these loans become an indispensable asset for any serious Florida real estate investor. This comprehensive guide will walk you through everything you need to know to navigate Florida's dynamic fix and flip market and secure the financing you need to turn your real estate ambitions into reality.

Understanding Fix and Flip Loans in Florida

Fix and flip loans are specialized financial products designed for real estate investors who purchase distressed properties, renovate them, and then sell them for a profit or refinance them. Unlike traditional mortgages, which are often slow and require extensive documentation, fix and flip loans are tailored to the unique needs of investors, offering speed, flexibility, and higher leverage. They are typically short-term, interest-only loans secured by the property itself, making them an ideal solution for projects with a clear timeline and exit strategy.

Key Features of Florida Fix and Flip Loans

90-95% Loan-to-Cost (LTC) Explained

Loan-to-Cost (LTC) is a crucial metric in fix and flip financing, representing the total loan amount as a percentage of the project's total cost (purchase price plus renovation costs). A high LTC ratio, such as 90-95%, means that lenders are willing to finance a significant portion of your project, drastically reducing your upfront capital requirements. For instance, with a 90% LTC loan, an investor only needs to contribute 10% of the total project cost out of pocket. This allows investors to conserve their capital, undertake more projects simultaneously, and maximize their return on investment. This high leverage is particularly beneficial in competitive markets like Florida, where quick action and efficient capital deployment are key to securing profitable deals.

100% Rehab Financing

Beyond the purchase price, renovation costs can be a substantial barrier for many investors. The availability of 100% rehab financing within a fix and flip loan is a game-changer. This means that the lender covers the entire cost of repairs and improvements, from minor cosmetic updates to major structural overhauls. This feature eliminates the need for investors to dip into their personal savings or seek additional financing for renovations, streamlining the project and ensuring that funds are available when needed. It empowers investors to undertake more ambitious renovation projects, ultimately increasing the after-repair value (ARV) and potential profit margins.

Draw-Based Funding

Fix and flip loans typically utilize a draw-based funding mechanism for renovation costs. Instead of receiving all the rehab funds upfront, money is disbursed in stages, or draws, as specific milestones in the renovation process are completed. This approach benefits both the lender and the borrower. For the lender, it ensures that funds are used appropriately and progress is being made. For the investor, it provides a structured way to manage project cash flow, ensuring that capital is available precisely when needed for each phase of construction. This prevents overspending and keeps the project on track.

10-14 Day Closings

In the fast-paced Florida real estate market, time is money. Properties, especially those ripe for a fix and flip, can be snatched up quickly. The ability to close on a loan in as little as 10-14 days provides a significant competitive advantage. Traditional lenders often take weeks or even months to close, which can lead to missed opportunities. Hard money lenders specializing in fix and flip loans understand this urgency and have streamlined their underwriting and approval processes to facilitate rapid closings. This speed allows investors to secure desirable properties before other buyers, making their offers more attractive to sellers who prioritize a quick and efficient transaction.

ARV Calculations: The Cornerstone of Your Deal

The After-Repair Value (ARV) is arguably the most critical component of any fix and flip project. It represents the estimated value of a property after all planned renovations and improvements have been completed. Lenders use ARV to determine the maximum loan amount they are willing to provide, as it directly impacts the potential profitability and risk of the project. The basic formula for ARV is the purchase price of the property plus the estimated value added by the renovations. However, accurately calculating ARV requires a thorough understanding of local market conditions, comparable sales (comps), and the potential impact of specific upgrades. A well-researched and realistic ARV is essential for securing favorable loan terms and ensuring a profitable flip. For general real estate calculations and understanding various financial metrics, resources like dscrcalc.net can be valuable tools.

Florida's Dynamic Real Estate Market: A Deep Dive

Florida's real estate market is a vibrant and ever-evolving landscape, driven by a robust economy, continuous population growth, and a desirable lifestyle. The state's diverse regions offer unique opportunities for fix and flip investors, each with its own market dynamics and investment potential.

Overall Market Overview and Trends

Florida's economy, the fourth-largest in the United States, boasts a GDP exceeding $1.1 trillion. This economic strength, fueled by tourism, finance, healthcare, and technology, creates a stable environment for real estate investment. The state's zero income tax policy and low corporate taxes further attract businesses and residents, leading to sustained demand for housing. Florida's population has grown by nearly 15% over the last decade, surpassing 22 million residents by 2023. This influx of retirees, young professionals, and remote workers consistently puts pressure on housing inventory, driving up demand and property values. These factors collectively contribute to a healthy and attractive market for fix and flip investors [1].

Spotlight on Key Florida Cities for Flipping

Miami

Miami, a global hub for finance, culture, and international trade, presents a unique and often high-end fix and flip market. While home prices are generally higher, the potential for significant returns on luxury properties and short-term rentals is substantial. As of late 2025, Miami's median home price hovers around $550,000, with properties typically staying on the market for an average of 89 days [2].

Best Neighborhoods for Flipping: Emerging areas with gentrification potential, waterfront properties, and neighborhoods popular with tourists for short-term rentals. Focus on areas with strong demand for modern, high-end finishes.

Renovation Strategies: High-impact renovations focusing on luxury finishes, open-concept layouts, smart home technology, and outdoor living spaces. Consider adding features like pools, outdoor kitchens, and lush landscaping to appeal to the affluent buyer. Modern, minimalist designs often perform well.

Exit Strategies: Targeting high-net-worth individuals, international buyers, or leveraging the strong short-term rental market. Marketing should emphasize the luxury lifestyle and proximity to cultural attractions and business districts.

Tampa

Tampa Bay has emerged as a top destination for fix and flip investors, offering a more affordable entry point than Miami but with strong appreciation potential. Home prices in the Tampa area saw a 20% increase from 2022 to 2023, indicating a robust market for flippers [1]. The median home price is around $400,000, with properties moving relatively quickly.

Best Neighborhoods for Flipping: Suburban areas experiencing growth, neighborhoods with good school districts, and areas attracting young professionals and families. Consider properties near major employment centers and recreational facilities.

Renovation Strategies: Focus on family-friendly layouts, updated kitchens and bathrooms, energy-efficient upgrades, and creating functional outdoor spaces. A balance between modern aesthetics and practical living is key.

Exit Strategies: Targeting first-time homebuyers, growing families, and those seeking a strong community feel. The rental market is also strong, making a BRRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy viable.

Orlando

Orlando, renowned globally for its theme parks and tourism, also boasts a rapidly growing population and a diverse economy, making it an attractive market for fix and flip investors. The city's population has grown by over 25% in the last decade, with a median home price of approximately $380,000 [1].

Best Neighborhoods for Flipping: Areas near major attractions, neighborhoods popular with remote workers, and communities with good access to amenities and transportation. Consider properties that can appeal to both long-term residents and vacationers.

Renovation Strategies: Focus on durable, low-maintenance materials, open living spaces, and features that enhance both comfort and entertainment. For properties targeting vacation rentals, consider themed rooms or amenities that stand out.

Exit Strategies: Capitalizing on the strong demand from long-term residents, remote workers, and the lucrative short-term vacation rental market. Marketing should highlight convenience, lifestyle, and potential rental income.

Jacksonville

Jacksonville, the largest city in Florida by area, offers an affordable and growing real estate market, making it an excellent choice for fix and flip investors, particularly those targeting entry-level buyers. With a population growth rate of nearly 16% since 2010, Jacksonville's median home price is around $350,000 [1].

Best Neighborhoods for Flipping: Entry-level markets, family-friendly communities, and areas undergoing revitalization. Focus on properties that offer good value and potential for appreciation.

Renovation Strategies: Prioritize essential upgrades like roofing, HVAC, and plumbing, along with cosmetic improvements to kitchens and bathrooms. Focus on creating move-in ready homes that appeal to budget-conscious buyers.

Exit Strategies: Targeting first-time homebuyers, young families, and those seeking affordable housing with good growth potential. The single-family rental market is also strong in Jacksonville.

Renovation and Exit Strategies for Florida Flips

Successful fix and flip projects in Florida hinge not only on securing the right financing but also on executing smart renovation and exit strategies. Maximizing your return on investment requires a keen understanding of what buyers in your target market desire and how to efficiently deliver it.

Effective Renovation Strategies

Focusing on High-ROI Improvements

Not all renovations are created equal when it comes to return on investment. For fix and flip projects, prioritizing high-impact areas is crucial. Kitchens and bathrooms consistently offer the highest ROI, as they are often deal-makers or breakers for potential buyers. Upgrading countertops, cabinets, fixtures, and appliances in the kitchen, and modernizing vanities, tiling, and showers in bathrooms can significantly boost a property's appeal and value. Curb appeal is another critical factor; a well-maintained exterior, fresh paint, landscaping, and an inviting entrance can make a strong first impression and attract more buyers.

Cost-Effective Upgrades and Material Selection

While high-quality materials are important, cost-effectiveness is paramount in fix and flip projects. Opt for durable, attractive, and mid-range materials that offer a good balance between cost and appeal. For example, instead of custom cabinetry, consider semi-custom options or refacing existing cabinets. Choose popular, neutral color palettes that appeal to a broad range of buyers. Bulk purchasing materials and negotiating with suppliers can also lead to significant cost savings.

Understanding Local Design Preferences

Florida's diverse regions often have distinct design preferences. What sells in Miami might not resonate in Jacksonville. Researching local trends, visiting open houses, and consulting with local real estate agents can provide valuable insights into the preferred architectural styles, finishes, and amenities in your target market. Tailoring your renovations to these local tastes can significantly reduce time on the market and increase your selling price.

Smart Exit Strategies

Having a clear exit strategy before you even purchase a property is fundamental to a successful flip. Your chosen strategy will influence your renovation choices, marketing efforts, and overall timeline.

Selling to Owner-Occupants vs. Investors

Deciding whether to target owner-occupants or other investors will shape your marketing approach. Owner-occupants typically look for move-in ready homes with appealing aesthetics and functional layouts. Investors, on the other hand, might be more interested in the numbers, potential rental income, or further development opportunities. Understanding your primary buyer pool allows you to tailor your renovations and marketing messages accordingly.

Refinancing into a Long-Term Rental (BRRRR Strategy)

The BRRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy is an increasingly popular exit strategy for fix and flip investors, especially in strong rental markets like Florida. Instead of selling the renovated property, investors refinance it into a long-term rental loan (like a DSCR loan, which you can learn more about at zeusdscr.com), pull out their initial investment, and then use that capital to fund their next project. This strategy allows investors to build a portfolio of income-generating properties while continuously recycling their capital. It requires careful financial planning and a solid understanding of the rental market.

Marketing and Staging Tips

Effective marketing and staging are crucial for a quick and profitable sale. Professional photography and videography are non-negotiable in today's digital age. Staging the home, even minimally, can help potential buyers visualize themselves living in the space and highlight its best features. Online listings should be compelling, with detailed descriptions that emphasize key upgrades and the lifestyle benefits of the location. Open houses and private showings should be well-organized and present the property in its best light.

Qualification Requirements for Florida Fix and Flip Loans

While fix and flip loans offer significant advantages, lenders have specific criteria to ensure the viability of the project and the borrower's ability to repay. Understanding these requirements upfront can streamline the application process and increase your chances of approval.

Credit Score (640+)

Most hard money lenders for fix and flip loans in Florida typically require a minimum credit score of 640 or higher. A strong credit score demonstrates financial responsibility and a lower risk profile to lenders. While some lenders may consider lower scores, a higher score generally translates to more favorable interest rates and terms. If your credit score is below this threshold, focusing on improving it by paying bills on time, reducing debt, and correcting any errors on your credit report should be a priority.

Investor Experience

Lenders often prefer borrowers with prior experience in fix and flip projects. This demonstrates a proven track record of successfully completing renovations and generating profits. If you are a new investor, partnering with an experienced mentor or contractor, or starting with smaller, less complex projects, can help you build the necessary experience. Some lenders offer programs specifically for beginner investors, but they may come with slightly different terms. For more information on specific loan programs, including those for various experience levels, visit zeusfixandflip.com.

Solid Deal Fundamentals

Ultimately, the strength of your deal is paramount. Lenders will meticulously evaluate the After-Repair Value (ARV), the projected profit margin, and the overall feasibility of the project. They want to see a clear path to profitability and a conservative estimate of costs and timelines. A well-researched property, a realistic renovation budget, and a clear exit strategy are all indicators of a solid deal. Lenders will also assess the Loan-to-Value (LTV) and ARV ratios, often capping them at around 70-75% of the ARV to ensure sufficient equity and mitigate risk, as highlighted in the Fix-and-Flip Loan LTV/ARV Constraint knowledge.

Documentation Requirements

While hard money loans are known for their speed, they still require essential documentation. This typically includes: a detailed project proposal, a comprehensive renovation budget, proof of funds for the down payment and closing costs, a recent credit report, and a clear exit strategy. For rental property financing options, you can explore resources at zeusdscr.com. If you're considering leveraging existing equity, information on potential equity lines can be found at zeusheloc.com. For broader commercial real estate financing needs, zeus-commercial.com is a valuable resource.

Florida-Specific Regulations and Market Insights

Navigating the fix and flip market in Florida requires an understanding of the state's unique regulatory landscape and market nuances. Compliance with local laws and an awareness of market trends are crucial for mitigating risks and maximizing success.

Disclosure Laws

Florida law mandates that sellers disclose any known defects that materially affect the value of the property and are not readily observable [3]. This is particularly important for fix and flip investors, as they often purchase distressed properties. Thorough due diligence and inspections are essential to identify potential issues and ensure compliance with disclosure requirements when reselling the property.

FHA 90-Day Rule

The Federal Housing Administration (FHA) has a rule that impacts properties resold within 90 days of their original purchase. Properties resold within 90 days or less are generally not eligible for FHA-insured mortgages [4]. This rule is designed to prevent property flipping abuses and mortgage fraud. While it doesn't prohibit investors from flipping properties quickly, it can limit the pool of potential buyers, as many first-time homebuyers rely on FHA loans. Investors should be aware of this rule and plan their exit strategies accordingly, potentially targeting conventional loan buyers or cash buyers for quick flips.

Insurance Considerations

Fix and flip projects involve inherent risks, making proper insurance coverage essential. Fix and flip insurance, also known as renovation or builder's risk insurance, is specialized coverage designed for investors renovating and reselling properties [5]. This type of policy protects against perils such as fire, vandalism, and theft during the renovation period. It's crucial to have adequate coverage to safeguard your investment throughout the project lifecycle. Consult with an insurance professional to ensure you have the right policies in place for your specific project.

Local Permitting and Zoning Nuances

Florida's diverse municipalities each have their own permitting and zoning regulations. Understanding these local nuances is critical to avoid costly delays and legal issues. Before starting any renovation, research the specific requirements for your property's location. This includes obtaining necessary permits for structural changes, electrical work, plumbing, and even certain cosmetic upgrades. Non-compliance can lead to fines, stop-work orders, and difficulties during the resale process. Additionally, be aware of any historical district regulations or homeowner association (HOA) rules that may impact your renovation plans.

Property Taxes and Other State-Specific Costs

Florida has a unique property tax system, and investors should factor these costs into their financial projections. Property taxes are assessed annually and can vary significantly by county and municipality. Additionally, there are other state-specific costs to consider, such as documentary stamp taxes on deeds and mortgages, and title insurance fees. Consulting with a local real estate attorney or tax professional can help investors accurately account for these expenses and understand their tax obligations [6].

Why Choose Zeus Commercial Capital for Your Florida Fix and Flip

At Zeus Commercial Capital, we understand the intricacies of the Florida real estate market and the unique needs of fix and flip investors. Our mission is to empower you with the capital and expertise required to succeed in this dynamic environment. We pride ourselves on offering tailored financing solutions that provide the high leverage, fast closings, and flexible terms that Florida investors demand.

Our team of experienced professionals is dedicated to guiding you through every step of the process, from initial consultation to project completion. We believe in building lasting partnerships, and your success is our priority. Whether you're a seasoned flipper or just starting your journey, Zeus Commercial Capital is your trusted partner for navigating the Florida fix and flip landscape.

Ready to unlock the full potential of your next real estate deal? Contact us today to discuss your project and discover how our specialized fix and flip loans can help you achieve your investment goals. Visit zeusfixandflip.com to learn more about our programs, or connect with us on social media at Facebook for the latest updates and insights. For broader commercial real estate financing needs, zeus-commercial.com.

Frequently Asked Questions (FAQ)

Q1: What is the typical interest rate for a fix and flip loan in Florida?

Interest rates for fix and flip loans in Florida can vary based on several factors, including the lender, the borrower's creditworthiness, the project's risk profile, and market conditions. Generally, rates can range from 7% to 14% or higher. It's important to compare offers from multiple lenders and understand all associated fees and points to determine the true cost of the loan. Some lenders, like Cambridge Home Loan, advertise rates starting as low as 6.99% [7].

Q2: Can I get 100% financing for a fix and flip project in Florida?

While 100% financing for the entire project (purchase and rehab) is rare, many lenders offer high Loan-to-Cost (LTC) ratios, often up to 90-95% of the total project cost, and frequently provide 100% financing for the renovation portion. This means you would still need to cover a small percentage of the purchase price as a down payment. Some specialized programs or situations, such as seller carry-back seconds, might allow for 100% CLTV (Combined Loan-to-Value) [8].

Q3: How quickly can I close on a fix and flip loan in Florida?

One of the significant advantages of fix and flip loans is their speed. Many hard money lenders in Florida can close loans in as little as 10-14 days, with some even advertising closings in 5 days [7]. This rapid turnaround is crucial in competitive markets, allowing investors to secure deals quickly. The actual closing time can depend on the completeness of your application and the complexity of the deal.

Q4: What credit score do I need for a fix and flip loan in Florida?

Most fix and flip lenders in Florida typically look for a minimum credit score of 640 or higher. A higher credit score generally leads to more favorable loan terms and interest rates. While some lenders may consider borrowers with lower scores, they might require a larger down payment or charge higher interest rates. Demonstrating a strong financial history and a solid deal can sometimes offset a slightly lower credit score.

Q5: What are the risks associated with fix and flip investing in Florida?

Like any investment, fix and flip projects carry risks. These can include unexpected renovation costs, market downturns, delays in construction, difficulty finding buyers, and issues with permits or regulations. To mitigate these risks, it's crucial to conduct thorough due diligence, create a detailed budget with contingency funds, understand local market trends, and work with experienced professionals. Proper insurance and a clear exit strategy are also vital.

Q6: How does ARV affect my loan amount?

The After-Repair Value (ARV) is a primary factor lenders use to determine the maximum loan amount for a fix and flip project. Lenders typically cap the total loan amount (including purchase and rehab costs) at a certain percentage of the ARV, often around 70-75% of the projected ARV. This ensures that there is sufficient equity in the property after renovation, providing a buffer for the lender and indicating a profitable project for the investor. A higher and accurately calculated ARV can potentially qualify you for a larger loan amount.

Conclusion: Your Path to Florida Flipping Success

Florida's fix and flip market offers unparalleled opportunities for real estate investors, but success hinges on strategic financing and meticulous planning. By leveraging specialized fix and flip loans with high Loan-to-Cost ratios, 100% rehab financing, and rapid closings, you can significantly enhance your investment potential. Understanding the nuances of Florida's diverse markets, implementing effective renovation and exit strategies, and adhering to state-specific regulations are all critical components of a profitable venture. With the right financial partner, like Zeus Commercial Capital, you can confidently navigate this exciting landscape and turn distressed properties into lucrative assets. Don't let financing be a barrier to your real estate dreams. Partner with Zeus Commercial Capital today and embark on your path to Florida flipping success.

Last Updated: February 4, 2026

References

[1] AHLend. "Finding Your Fortune in Florida: Top Markets for Fix and Flips, Rentals, and New Builds." AHL Blog, Nov 11, 2024. https://ahlend.com/finding-your-fortune-in-florida-top-markets-for-fix-and-flips-rentals-and-new-builds/ [2] Reventure App. "Florida Housing Market Flip: Why Miami and Tampa Are Finally a Buyers Market." Reventure App Blog, Oct 27, 2025. https://reventureapp.blog/florida-housing-market-flip-why-miami-and-tampa-are-finally-a-buyers-market/ [3] Palm Harbor Law. "Legal Tips for Flipping Houses in Florida." JHerzogLaw.com, Jun 9, 2025. https://jherzoglaw.com/legal-aspects-of-flipping-houses-in-florida-what-you-need-to-know/ [4] JF Real Estate Law. "The Legal Side of House Flipping in Florida." JFRealEstateLaw.com, Aug 12, 2024. https://jfrealestatelaw.com/the-legal-side-of-house-flipping-in-florida/ [5] OfferMarket. "Fix and Flip Insurance Florida." OfferMarket.us, Dec 9, 2025. https://www.offermarket.us/fix-and-flip-insurance/florida [6] All Florida Tax. "Tax Rules for Home Flippers." AllFloridaTax.net, Jul 13, 2021. https://www.allfloridatax.net/blog/tax-rules-for-home-flippers/45172 [7] Cambridge Home Loan. "Fix and Flip Loan Florida | Fast Funding Up to 95% LTC." CambridgeHomeLoan.com. https://www.cambridgehomeloan.com/fix-and-flip-loan-florida/ [8] Tidal Loans. "Hard Money Lenders Florida – Fast Funding." TidalLoans.com. https://www.tidalloans.com/hard-money-lenders-florida/