FL Market
Bridge, Flip & Construction
Loans in Florida
Bridge, fix & flip, construction, renovation and DSCR loans for investors buying in Florida, from the US or abroad, on the same terms. $1M to $5M. Foreign nationals welcome.
Florida is our home state. Passy Capital is a Swiss-founded lender with its office in St. Petersburg, and we finance investors who buy, renovate and build residential investment property across the state: bridge loans, fix & flip loans and ground-up construction loans from $1M to $5M, plus renovation financing and DSCR loans for the hold. Term sheets go out in 24 to 48 hours, and a clean file closes in about two weeks.
Our borrowers are Florida flippers, builders and buy-and-hold investors, and investors buying Florida from abroad, and both groups borrow on the same terms. A non-US investor borrows through a US LLC, with the loan underwritten on the property and the business plan, so no US credit history or Social Security number is required. We make business-purpose loans only, on non-owner-occupied property.
Florida is the largest US destination for foreign buyers. The National Association of Realtors' 2026 international report (April 2025 to March 2026) found that 20% of foreign buyers of US residential property bought in Florida, more than any other state. In the Florida Realtors 2025 survey, Latin American and Caribbean buyers were 45% of the state's international buyers, with Europe and Canada at 18% each. The flows differ by region: Latin American buyers concentrate in Miami, Fort Lauderdale and West Palm Beach, British and Brazilian buyers in Orlando, and Canadian and European buyers on the Gulf Coast.
The deal types differ by region too. In Orlando, Tampa and Jacksonville, much of the activity is single-family flips and build-to-rent projects. In South Florida, Naples and the Gulf Coast barrier islands, more of it is teardowns, spec homes and rebuilds to current flood rules. Larger commercial deals are placed through our capital-partner network.
Florida Market Highlights
Judicial foreclosure state
Florida foreclosures go through the courts under chapter 702 of the Florida Statutes, rather than a trustee sale outside court.
Documentary stamp tax
$0.70 per $100 on deeds statewide ($0.60 plus a $0.45 surtax on non-single-family property in Miami-Dade), and $0.35 per $100 on the loan.
Promulgated title rates
Florida title insurance premiums are set by state rule, so the premium on a given price or loan amount is the same whichever title insurer you use.
No homestead for investors
Non-homestead property is reassessed with up to a 10% annual cap on non-school taxes under current law, not the Save Our Homes cap owner-occupants receive.
Hurricane code and flood rules
Miami-Dade and Broward are in the High-Velocity Hurricane Zone, and in any FEMA flood zone the 50% substantial-improvement rule can turn a rehab into a rebuild.
No state personal income tax
Florida does not tax personal income, which matters to investors who hold rentals through a pass-through LLC. Federal tax still applies.
Cities We Serve
Boca Raton
Kissimmee
Fort Myers
Property Types We Finance
Single-Family
2-4 Units
Condos & Townhomes
Small Multifamily (5-9 Units)
Spec Homes
Build-to-Rent
SFR Portfolios
Teardown & Rebuild
Loan Programs
Bridge Loans
Buy, refinance or cash out an investment property, closing in about two weeks.
Construction
Ground-up spec homes and build-to-rent, with draws tied to milestones.
Renovation / Rehab
Rehab financing on 1-4 unit and small multifamily, drawn against completed work.
Fix & Flip
Purchase and rehab in one loan for 1-4 unit flips, closing in about two weeks.
DSCR / Rental
Long-term rental financing based on property cash flow.
Florida financing by asset class
Each asset class has distinct financing dynamics in Florida. Browse the asset-specific pages for market context, loan products, and FAQs.
FL · Single Family & 1-4 Unit
Florida Single Family & 1-4 Unit →
Bridge, fix and flip, renovation and DSCR loans on Florida houses and 2-4 units, $1M-$5M.
FL · Fix and Flip
Florida Fix and Flip →
Fix and flip loans in Florida: purchase plus rehab up to 90% LTC, $1M-$5M, for US and foreign investors via a US LLC.
FL · Ground-Up Construction
Florida Ground-Up Construction →
Ground-up construction loans for Florida spec homes and small residential builds, up to 85% LTC, $1M-$5M.
FL · Small Multifamily (5-9 Units)
Florida Small Multifamily (5-9 Units) →
Bridge, renovation and ground-up loans on Florida 5-9 unit residential buildings, $1M-$5M, for US and foreign investors.
FL · SFR Portfolio
Florida SFR Portfolio →
Financing for Florida single family rental portfolios: bridge, renovation and DSCR, $1M-$5M, for US and foreign investors lending through a US LLC.
FL · Hospitality
Florida Hospitality →
We place Florida hotel deals via our capital-partner network, not in-house.
FL · Mixed-Use
Florida Mixed-Use →
We place Florida mixed-use deals via our capital-partner network, not in-house.
Other US Markets
We finance investment property for US and foreign investors in other markets too.
TX
Texas →
Population boom, Dallas, Houston, Austin
CA
California →
Spec builds and flips, Los Angeles, Bay Area, San Diego
NY
New York →
1-4 unit and small multifamily, NYC, Brooklyn, Long Island
AZ
Arizona →
Flips and build-to-rent, Phoenix, Scottsdale, Tucson
GA
Georgia →
Flips and spec builds, Atlanta metro
TN
Tennessee →
Build-to-rent and rentals, Nashville, Memphis
NC
North Carolina →
Spec builds and flips, Charlotte, Raleigh
CO
Colorado →
Flips, infill and rentals, Denver metro
IL
Illinois →
Two-flats, flips and rentals, Chicago
OH
Ohio →
Flips and buy-and-hold, Columbus
WA
Washington →
Infill and middle housing, Seattle
VA
Virginia →
Flips and rentals, Richmond
SC
South Carolina →
Flips and coastal rentals, Charleston
MT
Montana →
Higher-price builds and rentals, Bozeman
NJ
New Jersey →
Flips and small multifamily, Jersey City, Newark
PA
Pennsylvania →
Rehabs and flips, Philadelphia, Pittsburgh
MO
Missouri →
Flips and rentals, St. Louis, Kansas City
Have a deal in Florida?
Submit your deal in 2 minutes. We'll review it and get back to you within 24 hours with financing options.
Submit a DealFinancing Florida property from outside the US
Many international buyers in Florida pay cash. Borrowing lets the same equity carry a larger flip or new build, or two projects instead of one. The structure is the same one a US investor uses: you form a US LLC, open a US business bank account for it, and the LLC is the borrower. We underwrite the property, the purchase price, the rehab or construction budget and the exit.
A Florida LLC needs a registered agent with a Florida street address, which a formation service can provide. When the LLC later sells, federal FIRPTA rules can require the buyer to withhold 15% of the gross price if the seller is treated as a foreign person. How your LLC is taxed decides whether that applies, so set it up with a US tax adviser before you buy.
Short-term rental plans need a state license: a Florida property rented more than three times a year for stays under 30 days must hold a vacation rental license from the Department of Business and Professional Regulation, and local zoning decides where short-term rentals are allowed.
Florida City Guides
Bridge, fix & flip, construction, renovation and DSCR financing in Florida's main investor markets.
Frequently asked questions
Can a foreign national get a fix & flip or construction loan in Florida?
Yes. The loan is made to a US LLC and underwritten on the property, the budget and the exit, not on a US credit file. A non-US investor with no US credit history and no Social Security number borrows on the same terms as a US investor: up to 90% of cost on a fix & flip or renovation, up to 85% of cost on ground-up construction, and up to 80% LTV on a bridge or DSCR loan, from $1M to $5M.
What taxes are paid at closing on a Florida purchase with a loan?
On the deed, Florida charges documentary stamp tax of $0.70 per $100 of the price (in Miami-Dade, $0.60 per $100 plus a $0.45 surtax unless the property is a single-family dwelling). On the loan, Florida charges documentary stamp tax of $0.35 per $100 and a nonrecurring intangible tax of 2 mills (0.2%) on the amount secured by Florida real property. Title insurance premiums are set by state rule, so they do not vary between title insurers.
Do investors pay higher property taxes in Florida?
Investment property does not qualify for the homestead exemption or the Save Our Homes cap (3% or inflation, whichever is lower). Under current law, the assessed value of non-homestead residential property can rise by up to 10% a year for non-school taxes. A constitutional amendment on the November 3, 2026 ballot would lower that cap to 5% if approved by 60% of voters. Underwrite rentals on the taxes the property will carry after the sale, not the seller's bill.
How fast can you close a Florida bridge or fix & flip loan?
We send a term sheet within 24 to 48 hours of receiving the deal, and a clean file closes in about two weeks. Our fee is 1% to 2% of the loan, paid at closing, with no upfront fees.