Home loans · St. Johns + Ponte Vedra

St. Johns County.Ponte Vedra. Nocatee.Local broker, national rates.

St. Johns County is the fastest-growing county in Florida. Whether you're buying in Nocatee, Ponte Vedra Beach, World Golf Village, or unincorporated St. Augustine, we run files across nine wholesale lenders and bring the sharpest pricing.

Get Pre-Approved (904) 389-4635

Why work with a local NE Florida broker

St. Johns County buyers see a particular mix: high-end primary residences in Ponte Vedra Beach, growing-family purchases in Nocatee and World Golf Village, and second-home / investment buys near St. Augustine and Vilano Beach. The right loan program varies sharply across these submarkets.

Most St. Johns purchases use conventional loans, but jumbo is common in Ponte Vedra Beach and JEA-funded oceanfront, and VA is common throughout the county due to proximity to Mayport and NAS Jax. We match the program to the file.

Local trust signals

Why us in St. Johns County

Local broker. Sharp pricing on every program.

Years in NE Florida

Jason has originated mortgages in St. Johns County since the early 2000s build-out.

Wholesale lenders

Nine wholesale lenders run conventional and jumbo; Rocket, UWM, and Nations Direct lead the named desks. Competing terms on every file.

Local

Same broker, every call

No call center. No regional manager. Same person picks up.

Programs that fit St. Johns County

Conventional: standard for most Nocatee, World Golf Village, and St. Augustine primary purchases.
Jumbo: standard above the conforming limit. Common in Ponte Vedra Beach, Sawgrass, and oceanfront properties.
VA: common throughout the county for active-duty and veteran buyers. Mayport and NAS Jax are within commute range.
FHA: less common in higher-priced submarkets but still relevant for some Nocatee or western St. Johns files.
Bank-statement: relevant for self-employed Ponte Vedra and JEA-area buyers (doctors, attorneys, business owners).

Submarket notes

Ponte Vedra Beach purchases routinely cross into jumbo territory. Strong-credit buyers may price better with jumbo than 80-10-10 piggybacks; we model both.
Nocatee developments often have HOA + CDD assessments. Underwriting includes those in the qualifying ratios; budget accordingly.
St. Augustine and Vilano see meaningful second-home and investment activity. Different programs apply; rate is usually 0.25-0.5% higher than primary.
Insurance is a real cost line in coastal St. Johns. Wind mitigation, flood zone, and coastal proximity all factor.

St. Johns and Ponte Vedra questions

What St. Johns County buyers ask.

Is the Nocatee CDD bond going to affect my loan?

The CDD bond is part of the property's annual assessments and shows up in the qualifying ratios for the loan. It's not a separate financing event - the seller's existing CDD bond stays with the property and gets paid through your annual tax bill.

Are Ponte Vedra purchases automatically jumbo?

Above the conforming limit, yes. Below it, no. The threshold floats annually; many lower-priced Ponte Vedra townhouses or condos still fit conventional. We confirm based on your purchase price.

Can I do an investment purchase in St. Augustine with a normal mortgage?

Yes, but it's an investment-property loan rather than primary-residence. Rate is typically 0.25-0.5% higher than primary, down payment requirement is higher (usually 15-25% minimum), and reserves are stricter. We run those files often.

What's the conforming loan limit in St. Johns?

St. Johns County uses the standard conforming limit ($766,550 for 2026 nationally) - it's not a high-cost area for HUD purposes despite local price points. Above that limit you're in jumbo territory.

St. Johns County, ready to apply

Get a real St. Johns or Ponte Vedra quote today.

One call. We pick the right program for your submarket and run it across nine wholesale lenders.

Get Pre-Approved (904) 389-4635