One time close construction loans in Florida.

Florida is full of buyers building on lots in counties where the existing inventory is either decades old, in a flood zone, or priced past where the math works. The old way to finance a build was a two time close: a short term construction loan with one lender, then a separate permanent mortgage at completion with another appraisal, another underwrite, and another full closing cost stack. If rates moved against you during the build, you took whatever the market gave you on day two.

A Florida one time close fixes all of that. One application. One underwrite. One appraisal valuing the home as if it is already complete. One closing. Your permanent rate is set the day you sign, and the loan automatically rolls from the construction phase into the permanent mortgage when the certificate of occupancy comes through.

I place Florida one time close construction loans through wholesale partners including United Wholesale Mortgage and Click n Close. Between the two, the full menu of construction to permanent options is covered for Florida.

• Conventional one time close Florida. 5 percent down primary residence. Loan amounts to conforming and high balance limits, which matter in coastal counties where values run high.
• FHA one time close Florida. 3.5 percent down. Flexible credit. Strong fit for first time builders across the state, including inland Central Florida and the Panhandle.
• VA one time close Florida. 0 percent down for eligible veterans and active duty. No PMI. Florida has one of the largest veteran populations in the country and this program is built for them.
• USDA one time close Florida. 0 percent down in eligible rural areas, which includes large parts of inland Florida outside the metro cores. Income limits apply.

Tampa Bay — Tampa, St. Petersburg, Clearwater, Brandon, Riverview, Wesley Chapel. Conventional and FHA are the usual fit, with VA across MacDill-adjacent neighborhoods. Wind mitigation and flood zone get underwritten up front.

Jacksonville and the First Coast — Jacksonville, St. Augustine, Ponte Vedra, Fernandina Beach. Strong VA market thanks to NAS Jax and Mayport. Conventional and FHA cover the rest.

Central Florida — Orlando, Lake Mary, Sanford, Clermont, Ocala, The Villages adjacent. Mix of conventional, FHA, VA, and USDA depending on the exact lot. Lake County and Marion County still have eligible USDA pockets.

Southwest Florida — Sarasota, Bradenton, Fort Myers, Cape Coral, Naples. Coastal lots get extra scrutiny on flood zone, elevation, and wind. We handle that on the front of the file, not at the end.

Space Coast and Treasure Coast — Melbourne, Palm Bay, Vero Beach, Stuart, Port St. Lucie. Conventional, FHA, and VA all in play. Hurricane corridor underwriting is standard, not an obstacle.

Panhandle — Pensacola, Destin, Panama City, Tallahassee. Heavy military presence makes VA the headline program, with FHA and conventional close behind.

Once we close, the lender holds construction funds in escrow and disburses to your builder in scheduled draws as work is completed. A third party inspector verifies each stage before money releases. You only pay interest on funds actually drawn, not the full loan amount, so your monthly construction payment starts small and grows as the home goes up.

Construction periods generally run 6 to 12 months. Extensions are available on most programs if the build runs long for reasons outside your control — and in Florida, permitting timelines, hurricane season, and supply chain hiccups are real reasons.

Your permanent rate is locked at closing for the full construction window. That protects you if rates climb while the home is going up. On select programs a one time float down option is available if rates drop meaningfully before conversion, so you are not stuck above market on completion day. I will tell you up front which program offers a float down and what the trigger is.

• The lot — owned, under contract, or being purchased at the same closing
• A licensed, insured Florida builder with a contract and a fixed price build budget
• Plans and specs from the builder
• Standard income, asset, and credit documentation for the loan type
• For VA, your Certificate of Eligibility. For USDA, the property in an eligible Florida area and household income under the county limit
• Wind mitigation expectations and a path to a bindable homeowners insurance quote — we line this up early