St. Johns County mortgage broker. Ponte Vedra. Nocatee. St. Augustine.
St. Johns County keeps growing fast. 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.
Why work with a local broker in St. Johns County
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 and 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 oceanfront homes, and VA is common throughout the county because Naval Station Mayport and NAS Jacksonville are within commuting range. A broker shops your file across multiple lenders instead of one bank's menu, which matters most when the file is large or unusual.
Local trust signals
Local broker. Sharp pricing on every program.
Jason has originated mortgages in St. Johns County since the early 2000s build-out.
Nine wholesale lenders run conventional and jumbo; Rocket, UWM, and Nations Direct lead the named desks. Competing terms on every file.
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. See conventional loans.
- Jumbo: for loans above the conforming limit. Common in Ponte Vedra Beach, Sawgrass, and oceanfront properties. See jumbo loans.
- VA: common throughout the county for active-duty and veteran buyers.
- 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 buyers such as doctors, attorneys, and business owners. See bank statement loans.
Where St. Johns County buyers are shopping
- Ponte Vedra Beach and Sawgrass: purchases routinely cross into jumbo territory. Strong-credit buyers may price better with a jumbo loan than with an 80-10-10 piggyback; we model both.
- Nocatee: planned communities with HOA dues and CDD assessments. Both count in your qualifying ratios, so budget for them.
- World Golf Village and the St. Johns / Julington Creek area: family purchases, mostly conventional, some FHA and VA.
- St. Augustine: the county seat, with a mix of primary homes, second homes and investment purchases.
- Vilano Beach and the barrier islands: second homes and investment property are common, and flood and wind insurance weigh heavily on the budget.
- Hastings and the rural west: farmland and larger lots, where some addresses may be USDA-eligible. We check the USDA map for you.
What a CDD is, in plain English
Many newer St. Johns County communities, Nocatee among them, have a Community Development District, or CDD, repaid through an annual assessment on the property tax bill. Your lender counts it in your debt-to-income ratio, so ask for the current amount before you make an offer. Our guide to CDD fees in St. Johns County covers how it is billed and how to look it up.
What to budget for besides the mortgage
- Homestead exemption. If the home is your primary residence, Florida's homestead exemption can lower its taxable value. You file with the St. Johns County Property Appraiser, and the deadline for each tax year is March 1.
- Flood zones. Coastal and riverfront areas include FEMA flood zones. If a home sits in a high-risk flood zone, the lender will require flood insurance. Check any address on FEMA's flood map before you make an offer.
- Wind mitigation. A wind mitigation inspection documents a home's roof and storm features. Florida insurers must offer discounts for those features, so on a coastal home it is usually worth doing.
What St. Johns County buyers ask.
Is the Nocatee CDD bond going to affect my loan?
Are Ponte Vedra purchases automatically jumbo?
Can I do an investment purchase in St. Augustine with a normal mortgage?
What's the conforming loan limit in St. Johns?
Why use a broker instead of a bank for a Ponte Vedra jumbo?
Other areas we serve
More for buyers here, in plain English.
- CDD Fees in St. Johns County: What Buyers Should Check
Many newer St. Johns County neighborhoods, Nocatee included, charge a CDD fee on the yearly tax bill, and your lender counts it in your monthly payment.
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.