Mortgage lender in Orange County, FL

Buying in Orange County

Orange County, with its county seat in Orlando, also takes in Apopka, Ocoee, Winter Garden, Winter Park and Maitland. Orange County files are handled by Steve Umansky, Sr. Branch Manager, NMLS #61764, who is licensed in Florida, from our Southampton, PA office.

2026 conforming limit

$832,750

2026 FHA limit

$541,287 (one-unit, set by HUD)

Above the conforming limit

Jumbo pricing

Closing commonly handled by

title company

State housing agency

Florida Housing Finance Corporation (general information; not a participating lender)

Your officer

Steve Umansky, NMLS #61764

2026 limits for a one-unit property. Orange County is not designated a high-cost area for conforming loans, so the national baseline of $832,750 applies. Sources: FHFA conforming loan limit values and HUD FHA mortgage limits.

Orange County: Orlando, new communities and vacation-rental zones

Winter Garden, Horizon West, Lake Nona and Apopka are where most new construction is, usually in planned communities with association dues and often a community development district charge on the tax bill. A builder purchase means matching the rate lock to the completion date.

Near the theme parks, some communities are zoned for short-term rental. A home bought to rent by the night is an investment property or, in limited cases, a second home, and those are different loans from a primary residence, so tell us how the property will be used. Winter Park, College Park and the neighborhoods near downtown Orlando are older, where the age of the roof and systems affects insurance.

Orange County by the numbers

Median home value

$390,100 (Census Bureau, ACS 2020–2024, table B25077)

Typical property tax

About 0.76% of home value a year: median tax bill $2,967 on a median value of $390,100 (Census Bureau, ACS 2020–2024, table B25103)

Transfer tax

Documentary stamp tax of 70 cents per $100 of the price (Florida Department of Revenue, documentary stamp tax)

Largest communities

Orlando, Alafaya, Pine Hills, Horizon West (Census Bureau, ACS 2020–2024, table B01003)

The county median home value is $390,100. The 2026 one-unit conforming loan limit here is $832,750 and the FHA limit is $541,287.

Census figures are survey estimates for owner-occupied homes, not appraisals or tax quotes. We use the actual tax bill for the property when we quote.

Closing and programs in Florida

Closings in Florida are typically handled by a title company. The closing process, state transfer and recording taxes and first-time buyer programs are covered on the Florida page. Property taxes are set locally; we take the figure from the tax record for the address.

Questions Orange County buyers ask

Limits shown are the 2026 FHFA and HUD figures for Orange County. Loan limits, tax rates and agency programs are set by third parties and change. Not a commitment to lend.