
Introduction
Amelia Island, Florida occupies a singular position in the Southeast’s coastal real estate landscape — a 13-mile barrier island at the northernmost tip of Florida’s Atlantic coast that combines the architectural richness of Fernandina Beach’s Victorian historic district, the resort luxury of the Omni Amelia Island and Ritz-Carlton properties, the natural splendor of Fort Clinch State Park and the Amelia Island State Park, and a deliberate preservation ethic that has kept the island from the overdevelopment that has consumed much of Florida’s coast to the south. The result is a market where supply is genuinely constrained, demand is multi-layered and recurring, and rental income — both long-term and short-term — reflects what discerning visitors and residents are willing to pay for something that cannot be replicated elsewhere on the Atlantic coast.
For real estate investors, Amelia Island’s combination of tourism-driven STR demand, a growing base of full-time residents and remote workers relocating from Jacksonville and the Northeast, and proximity to one of Florida’s fastest-growing metro areas creates a multi-dimensional investment case that DSCR loans are particularly well-suited to finance. Whether you’re targeting a Victorian cottage in Fernandina Beach’s Centre Street corridor for vacation rental income, a resort-adjacent condo at Summer Beach for premium weekly bookings, or a mainland Nassau County single-family home for long-term workforce rental cash flow, Lendmire’s DSCR investor loan programs qualify on the property’s rental income alone — no W-2s, no tax returns, no personal income documentation required.
What Is a DSCR Loan
A Debt Service Coverage Ratio (DSCR) loan is an investment property loan that qualifies the borrower on the income the property generates — not on personal employment history, W-2 income, or tax return documentation. For the complete breakdown of how DSCR is calculated and what lenders evaluate in making qualification decisions, read our comprehensive guide on what is a DSCR loan.
The DSCR formula:
DSCR = Gross Monthly Rental Income ÷ PITIA (Principal + Interest + Taxes + Insurance + HOA)
A DSCR of 1.0 means the property’s rental income exactly covers its total monthly debt obligations. Above 1.0 indicates positive monthly cash flow after debt service; below 1.0 means the property doesn’t fully self-fund at the current income level, though some lenders offer sub-1.0 programs for borrowers with strong credit and larger down payments. In Amelia Island’s premium coastal market, STR-eligible properties that generate strong nightly vacation rental income can produce DSCR ratios that work favorably even at elevated purchase prices — particularly when lenders use AirDNA market data to project qualifying income rather than standard long-term lease comparables. No W-2s, no tax returns, no personal income analysis. For a complete comparison with conventional investment loan requirements, see our DSCR vs conventional investment loans guide.
Why Fernandina Beach / Amelia Island, Florida Is Attractive for DSCR Investors
Amelia Island’s investment case begins with a geographic reality that cannot be manufactured or replicated: it is Florida’s northernmost barrier island, accessible only via two bridges from Nassau County’s mainland, covering just 13 square miles, with development regulated by a community that has consciously chosen to limit the density and character of what gets built. The Atlantic dunes, maritime forest, salt marshes, and Victorian architecture of Fernandina Beach together form an island identity so distinctive that visitors and seasonal residents return year after year specifically for what Amelia Island is, not merely for what it offers. This brand loyalty translates directly into STR demand that is more durable and less price-sensitive than generic beach destination markets.
Jacksonville’s explosive growth as a corporate relocation destination — drawing financial services firms, insurance companies, and logistics operations from higher-cost markets while building out its healthcare network anchored by Mayo Clinic Florida and Baptist Health — has had a direct and measurable effect on Amelia Island’s real estate market. The island sits 35 miles northeast of Jacksonville’s urban core, close enough for reasonable commuting for senior professionals who choose to live on the island rather than in the suburbs, and directly in the path of Jacksonville’s outward residential expansion. Executives, physicians, attorneys, and senior managers from Jacksonville’s growing corporate base have become a significant component of Amelia Island’s full-time and seasonal rental demand — a tenant profile that pays premium rates and tends toward long-term tenancies.
The island’s resort infrastructure is a demand driver unlike anything else on Florida’s northeast coast. The Omni Amelia Island Resort’s 1,350 acres and the Ritz-Carlton Amelia Island bring a national and international leisure traveler demographic to the island on a year-round basis — visitors who overflow into the vacation rental market when resort rooms are fully booked, and who establish familiarity with the destination that frequently converts into repeat vacation rental bookings in subsequent years. The PGA TOUR’s annual presence through the former THE PLAYERS Championship proximity and major tennis events at the Amelia Island tournament keep the island’s national profile elevated in ways that sustain off-season demand beyond what typical seasonal beach markets experience.
Critically for DSCR investors, Amelia Island’s STR market benefits from a year-round demand calendar rather than a purely summer-seasonal profile. The historic district’s Victorian architecture and boutique dining scene draw visitors year-round, the resorts maintain programming through the fall and winter, and Jacksonville’s proximity ensures a continuous flow of weekend getaway visitors who can drive to the island in under an hour. This year-round occupancy profile produces more stable and predictable STR income projections than purely seasonal coastal markets — a characteristic that makes DSCR underwriting more straightforward and lender approval more reliable.
Key Benefits of DSCR Loans for Investors in Fernandina Beach / Amelia Island
- No income verification required — Remote workers, retirees, business owners, and investors with complex income structures qualify entirely on the property’s vacation or long-term rental income — no W-2s or tax returns needed
- LLC and trust ownership — Structure Amelia Island investment properties inside an LLC or trust for liability protection, estate planning, and portfolio organization without losing access to DSCR financing
- Short-term and vacation rental flexibility — Finance Victorian cottage STR properties in Fernandina Beach’s historic district and resort-adjacent condos at Summer Beach using projected vacation rental income — our guide on DSCR loans for Airbnb and short-term rentals explains how lenders evaluate coastal Florida STR income for qualification
- High-value loan access — DSCR programs extend to $3 million and above — covering Amelia Island’s oceanfront and resort-adjacent price ranges where the best rental income properties trade
- Portfolio scaling — No cap on financed investment properties — investors building Amelia Island and Nassau County portfolios can grow across multiple properties without conventional loan property count limits
- Speed to close — DSCR loans close in as few as 15 days — critical when competing for Amelia Island’s limited inventory of quality vacation rental-eligible properties where motivated buyers move quickly
Thinking about a rental property in Fernandina Beach / Amelia Island? Lendmire’s DSCR specialists work with investors across the country — no W-2s, no tax returns, just the property’s numbers. Call or apply online to see what you qualify for.
DSCR Loan Requirements
Most DSCR programs available to Florida investors operate within the following general parameters:
- Credit score: 620 minimum for most programs; 680+ unlocks better pricing; 700+ typically required for high-balance loan tiers covering Amelia Island’s premium price range
- Down payment: 20–25% for standard investment properties; 25–35% for high-value and jumbo DSCR loans above $1 million
- DSCR ratio: 0 minimum for standard programs; some lenders accommodate below-1.0 with stronger credit or a larger down payment
- Property types: Single-family homes, condos (warrantable and non-warrantable programs available), 2–4 unit multifamily, and vacation/short-term rental properties
- Loan amounts: Typically $100,000–$3,000,000+ with jumbo DSCR programs available for Amelia Island’s price range
- Loan terms: 30-year fixed, 5/1 ARM, 7/1 ARM, and 40-year interest-only options — interest-only particularly useful at higher loan amounts to optimize DSCR ratio
Quick Answer: DSCR lenders do not review W-2s, tax returns, pay stubs, or personal debt-to-income ratios. On Amelia Island, where many property owners are retirees, out-of-state investors, or high-income professionals with complex tax situations, this qualification framework removes the most common barrier to investment financing.
DSCR vs. Conventional Investment Loans
Conventional investment loans through Fannie Mae and Freddie Mac impose full income documentation requirements, conforming loan limits that constrain access to Amelia Island’s price range, a cap of 10 financed investment properties, and personal DTI counting that penalizes investors carrying existing rental property debt. DSCR loans eliminate all of these barriers. For the complete side-by-side breakdown, see our DSCR vs conventional investment loans comparison guide.
- Income verification: DSCR qualifies on rental income only; conventional requires W-2s, tax returns, and full personal DTI analysis
- Loan size: DSCR programs extend to $3 million+; conventional conforming limits fall well below Amelia Island’s oceanfront and resort-adjacent price points
- Entity ownership: DSCR allows LLC and trust title; conventional typically requires personal name ownership
- Property count: DSCR has no hard financed property limit; conventional caps at 10 under Fannie/Freddie guidelines
- STR income: DSCR can use projected vacation rental income via AirDNA; conventional requires a documented 2-year STR history on tax returns
Best Investment Areas in Fernandina Beach / Amelia Island, Florida
Historic Downtown Fernandina Beach — Victorian STR, Centre Street Tourism, and Island Character
Historic downtown Fernandina Beach — centered on Centre Street and extending through the National Register of Historic Places district of Victorian-era commercial buildings and residential cottages — is the cultural and commercial heart of Amelia Island and the submarket that generates the most distinctive vacation rental demand on the island. The combination of 19th-century architecture, the Palace Saloon (Florida’s oldest bar), boutique galleries and restaurants, the Amelia Island Museum of History, and the working waterfront of Fernandina Harbor gives the historic district a character that visitors specifically seek out and return to repeatedly.
Victorian cottages and historic homes in the downtown corridor trade in the $450,000–$850,000 range, with well-managed Airbnb and VRBO listings generating nightly rates of $200–$450 for 2–3 bedroom properties during peak season (March–May, October–November) and $150–$280 during shoulder periods. The historic district’s walkability and architectural uniqueness support premium pricing relative to standard beach condos, and the year-round visitor calendar — anchored by the Isle of Eight Flags Shrimp Festival, the Amelia Island Jazz Festival, and continuous weekend leisure traffic from Jacksonville — sustains occupancy well beyond summer months. DSCR lenders use AirDNA market data to project qualifying income on these STR-eligible properties.
Omni Amelia Island and Summer Beach — Resort-Adjacent Luxury STR and Premium Rental Income
The southern portion of Amelia Island surrounding the Omni Amelia Island Resort — encompassing the Summer Beach community, oceanfront condos along South Fletcher Avenue, and resort-proximate residential neighborhoods — represents the island’s highest-demand STR corridor for leisure vacation travelers seeking resort-level amenity access alongside the privacy and space of a vacation home. Summer Beach’s planned residential community of single-family homes and townhomes sits immediately adjacent to the Omni’s golf courses, tennis facilities, and Atlantic beach access, creating a vacation rental positioning that commands the island’s highest nightly rates.
Homes and townhomes in Summer Beach and the resort-adjacent corridor trade in the $600,000–$1,400,000 range, with premium vacation rental properties generating nightly rates of $350–$700 during peak periods and $200–$400 during shoulder months. Annual gross rental revenues on well-managed 3–4 bedroom properties in this corridor regularly reach $80,000–$140,000 — income levels that can support DSCR qualification at high loan amounts when underwritten using STR income methodology with appropriate lender programs. Interest-only DSCR loan structures are particularly useful here for managing PITIA at elevated purchase prices.
Ritz-Carlton and North Fletcher Corridor — Oceanfront Premium and High-Income Tenant Access
The northern Amelia Island corridor along North Fletcher Avenue, adjacent to the Ritz-Carlton Amelia Island and the Amelia Island Plantation communities, represents the island’s most exclusive residential stretch — oceanfront and ocean-view homes positioned to capture the highest-income segment of the leisure rental and seasonal long-term rental market. This corridor’s tenants and vacation renters are drawn by the Ritz-Carlton’s nearby amenity infrastructure and the secluded, upscale residential character that distinguishes the north end of the island from the more commercially active downtown and resort corridors.
Oceanfront and ocean-view properties along this corridor trade in the $800,000–$2,500,000+ range, with seasonal furnished rental income of $6,000–$15,000/month and STR nightly rates of $400–$900 for larger oceanfront homes during peak periods. DSCR financing at these price points typically requires 30–35% down payments, strong credit (700+), and interest-only loan structures to bring PITIA to levels where qualifying ratios work. For investors with the capital to access this tier, the income levels and appreciation trajectory are among the strongest on Florida’s northeast coast.
Mid-Island Residential and Golf Communities — Long-Term Professional Rentals and Stability
The mid-island residential communities — including established neighborhoods along Amelia Island Parkway and the golf course communities of Amelia Island Plantation — offer a more residential, less tourism-intensive rental submarket that attracts full-time residents, seasonal long-term tenants, and the growing population of remote workers and corporate relocatees from Jacksonville who choose island living for the lifestyle without the management intensity of short-term vacation rental operations.
Single-family homes in mid-island residential communities trade in the $500,000–$900,000 range, with long-term monthly rents of $3,000–$5,500 for quality 3–4 bedroom properties. The tenant profile here — professionals, executives, and established families — generates lower turnover, less management intensity, and more predictable annual income than the STR corridor properties. For DSCR investors who want Amelia Island’s appreciation upside without the operational demands of vacation rental management, the mid-island professional rental market is the right positioning.
Nassau County Mainland — Value Corridor, Workforce Rentals, and Jacksonville Commuter Demand
Nassau County’s mainland — the rapidly developing communities of Yulee, Callahan, and Hilliard stretching west from the Amelia Island bridges — represents the high-growth, accessible-entry investment counterpart to the island’s premium market. Nassau County’s population has grown substantially as Jacksonville’s urban expansion has pushed northward, bringing suburban development, new retail infrastructure, and a growing workforce population that needs quality rental housing at price points disconnected from the island’s premium positioning.
Single-family homes in the Nassau County mainland corridor trade in the $270,000–$380,000 range with monthly rents of $1,800–$2,400 — price-to-rent ratios that produce DSCR ratios well above standard program thresholds on 25% down acquisitions. For investors seeking the highest volume of acquisitions and the cleanest cash-flow math in the broader Fernandina Beach market, the Nassau County mainland corridor delivers favorable yields with a growing population base and expanding employment infrastructure from Jacksonville’s continued northward expansion.
Fernandina Beach Southside and Tidal Creek Communities — Waterway Access and Lifestyle Demand
The southside residential communities of Fernandina Beach — including neighborhoods along Amelia River and the tidal creek corridors that define the island’s western edge — offer waterfront and waterway-access investment opportunities at price points below the oceanfront corridor while maintaining the Amelia Island character and appeal that drives the market’s overall desirability premium. Properties with river views, dock access, or tidal creek frontage command meaningful rental premiums from boating enthusiasts, fishing visitors, and the growing population of nature-oriented leisure travelers who are as interested in the island’s ecological richness as its beaches.
Waterway-access homes in the Fernandina Beach southside trade in the $400,000–$750,000 range, with monthly long-term rents of $2,800–$4,500 and STR nightly rates of $220–$400 for well-positioned properties with dock access or water views. The boating and fishing tourism demographic that this submarket captures is less price-sensitive and more repeat-visit oriented than general beach tourism, creating a tenant base with lower seasonal volatility and stronger annual income predictability for DSCR underwriting purposes.
Using DSCR Loans for Short-Term Rentals in Fernandina Beach / Amelia Island
Amelia Island is one of Florida’s strongest STR markets by average daily rate and annual revenue per listing — a function of the island’s premium brand, constrained supply, year-round visitor demand, and the high-income leisure traveler demographic that its resort infrastructure attracts. Our guide on DSCR loans for Airbnb and short-term rentals explains how lenders evaluate vacation rental income for DSCR qualification on Florida coastal properties. Here are Amelia Island’s strongest STR opportunities:
- Historic downtown Victorian cottages: Nightly rates of $200–$450 for 2–3 bedroom properties near Centre Street; Isle of Eight Flags Shrimp Festival (May) and jazz festival weekends drive peak occupancy and premium pricing
- Summer Beach resort-adjacent homes: $350–$700/night for 3–4 bedroom properties near Omni amenities; strong year-round occupancy from leisure travelers and corporate retreat groups
- Oceanfront and ocean-view properties: $400–$900/night during peak season for direct Atlantic access homes; Jacksonville weekend getaway demand sustains Friday–Sunday occupancy 40+ weeks annually
- Amelia Island Tennis Classic and golf events: Annual professional tennis tournament and golf events on the island drive full-week bookings at premium rates; advance reservation demand from returning annual visitors
- Tidal creek and river access properties: Boating and fishing visitors book waterway-access homes at $220–$400/night; less seasonal concentration and more repeat-visitor loyalty than generic beach STR properties
Example DSCR Scenario in Fernandina Beach / Amelia Island
Here is a representative example showing how DSCR underwriting applies to a Fernandina Beach vacation rental investment:
- Property type: 3-bedroom Victorian cottage, historic downtown Fernandina Beach, STR-eligible
- Purchase price: $575,000
- Down payment: 25% — $143,750
- Loan amount: $431,250
- Estimated monthly income: $4,800 (based on AirDNA projected STR income for comparable downtown Fernandina Beach 3-bedroom properties)
- Estimated PITIA: $3,650/month (principal, interest, taxes, insurance)
- DSCR ratio: $4,800 ÷ $3,650 = 1.32 — comfortably above the standard 1.25 threshold
This property qualifies cleanly under standard DSCR program guidelines using projected STR income established by AirDNA market comparables. No W-2s, no tax returns, no personal income documentation of any kind — the underwriter looks exclusively at the property’s rental income potential relative to its monthly debt service. The property is titled in an LLC for liability protection and portfolio organization, and the loan closes in as few as 15 business days. This is exactly how many investors scale using DSCR loans in Fernandina Beach / Amelia Island.
Ready to run the numbers on your next Fernandina Beach / Amelia Island property? Lendmire closes DSCR loans in as few as 15 days — no income docs, no W-2s, and LLC ownership is welcome. Reach out today and let’s get started.
DSCR Refinance Options in Fernandina Beach / Amelia Island
For investors who already own Amelia Island or Nassau County properties, DSCR refinancing provides a documentation-light path to portfolio optimization without returning to conventional income verification. Exploring DSCR refinance loan options can help you lower your interest rate, access equity built through the island’s appreciation, pay off a hard money or bridge loan after completing a renovation on a historic downtown property, or restructure your debt service for improved monthly cash flow — all based on the property’s rental income rather than your personal tax return.
Amelia Island has seen meaningful appreciation as the combination of Jacksonville’s growth, remote worker inflows, and the island’s own limited supply have pushed values upward across all submarkets. Investors who acquired historic downtown cottages or Summer Beach properties in the 2019–2022 window are sitting on equity positions that cash-out DSCR refinancing can unlock without requiring a personal income documentation review. That equity, redeployed into a Nassau County mainland acquisition or an additional island property, compounds the portfolio’s income production and long-term value in ways that purely organic appreciation cannot.
Rate-and-term DSCR refinancing is equally relevant for investors who financed initial Amelia Island acquisitions at higher rates during the 2022–2023 rate environment. As rate conditions shift, refinancing existing DSCR holds into lower-rate products directly improves monthly cash flow and DSCR ratio performance across the portfolio. These refinances typically close in two to three weeks, keeping the process fast and minimally disruptive to ongoing vacation rental operations.
Why Investors Choose Lendmire
Lendmire is a nationwide mortgage broker built specifically for real estate investors — not a retail bank adapting consumer mortgage products for investment use cases. Here is why Fernandina Beach and Amelia Island investors choose Lendmire:
- Florida vacation rental expertise: Our team understands how to structure DSCR files for vacation rental-eligible properties in constrained-supply coastal markets — including the STR income methodology that makes Amelia Island’s qualification math work
- Multiple DSCR programs: Access to numerous lenders with different credit thresholds, high-balance loan tiers, non-warrantable condo programs, interest-only structures, and STR income underwriting capabilities
- Speed to close: DSCR loans with Lendmire close in as few as 15 days — critical when competing for Amelia Island’s limited inventory where the best historic district and resort-adjacent properties attract multiple buyers
- LLC and trust ownership: Lendmire actively structures DSCR loans under LLCs, trusts, and other entities — standard practice for Florida vacation rental portfolio investors
- Serving investors across 40 states: Lendmire works with real estate investors across 40 states — from out-of-state buyers attracted by Amelia Island’s national STR profile to local Nassau County portfolio builders
- Industry recognition: Lendmire was named a Scotsman Guide Top Mortgage Workplace — an external validation of our investor-first culture and consistent execution standards
Lendmire is a great option for DSCR loans, offering flexible solutions for real estate investors nationwide.
Frequently Asked Questions
Q1: What credit score is required for a DSCR loan on an Amelia Island property?
Most DSCR programs require a minimum credit score of 620. Borrowers at 680 and above access better pricing and broader program options. For high-balance loan amounts covering Amelia Island’s oceanfront and resort-adjacent price tier, lenders typically prefer 700 or above for the best available pricing and program access.
Q2: Do I need tax returns to qualify for a DSCR loan in Florida?
No. DSCR loans require no tax returns, W-2s, pay stubs, or personal income documentation. The loan qualifies entirely on the property’s rental income relative to its monthly debt service. This is particularly valuable in Amelia Island’s market where many investors are retirees, self-employed professionals, or out-of-state buyers whose personal tax situations make conventional loan qualification unnecessarily complicated.
Q3: Can I use vacation rental income from Airbnb to qualify for a DSCR loan on Amelia Island?
Yes. Many DSCR lenders will use projected short-term rental income supported by AirDNA market data or a vacation rental appraisal to underwrite Amelia Island STR properties. This is the most important income methodology distinction for Fernandina Beach historic district and Summer Beach properties, where projected STR income is substantially higher than standard annual lease comparables and where using long-term lease rates alone would significantly understate the property’s actual qualifying income.
Q4: Can I hold an Amelia Island DSCR loan in an LLC?
Yes. DSCR lenders specifically accommodate LLC, trust, and other entity ownership structures — unlike conventional Fannie/Freddie loans that require personal title. Holding Amelia Island vacation rental properties in an LLC provides meaningful liability protection and makes portfolio management cleaner from both a tax and insurance standpoint.
Q5: Are condo properties on Amelia Island eligible for DSCR loans?
Yes, though condo financing has specific considerations. Warrantable condos are straightforward; non-warrantable condos — which includes many vacation rental-friendly buildings with high investor ownership ratios or active STR operations — require lenders who specifically offer non-warrantable condo DSCR programs. Lendmire has access to programs covering both classifications. Your specific building’s warrantability status will determine which program applies.
Q6: How fast can a DSCR loan close on an Amelia Island property?
Lendmire closes DSCR loans in as few as 15 business days when the file is complete and the appraisal returns on schedule. In Amelia Island’s inventory-constrained market, where well-priced historic district and resort-adjacent properties generate multiple competing offers, the ability to present a 15-day close timeline is a genuine and meaningful competitive differentiator over buyers requiring 30–45 day conventional financing.
Get Started with DSCR Loans in Fernandina Beach / Amelia Island
Amelia Island’s investment proposition is anchored in scarcity, brand strength, and multi-layered demand that no other barrier island on Florida’s northeast coast can match. The historic Victorian character of Fernandina Beach’s downtown, the resort infrastructure of the Omni and Ritz-Carlton, the natural splendor of Fort Clinch and the island’s maritime ecology, and the proximity to Jacksonville’s rapidly growing corporate and healthcare employment base together create a rental income environment that sustains premium STR rates year-round and attracts a quality of tenant and visitor that is genuinely distinct from the mass-market beach tourism that drives competing coastal markets. The Nassau County mainland adds a high-growth value counterpart for investors seeking volume and yield alongside the island’s premium positioning.
Whether you’re evaluating a Victorian cottage for Fernandina Beach vacation rental income, a Summer Beach home for resort-adjacent STR premium, a mid-island professional rental, or a Nassau County mainland cash-flow property, explore DSCR loan options with Lendmire today. Your qualification is based entirely on what the property earns — not what your personal tax return shows.
Whether you’re buying your first rental or your fifteenth, our team can move fast and get it done right. Don’t wait on a deal — contact Lendmire now.
The right DSCR lender makes the difference between closing on time and losing the deal. Make the call today.
Disclaimer
For informational purposes only. This is not a commitment to lend or extend credit. Information and/or dates are subject to change without notice. All loans are subject to credit approval. All property values, rental rates, and market data referenced are approximate and based on publicly available information as of the date of publication. Lendmire is a licensed Mortgage Broker, NMLS# 2371349, Equal Housing Opportunity.
Brandon Miller
Founder & CEO, Mortgage Loan Originator, Lendmire LLC
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Disclosures. The information presented in this article is general market commentary, not financial, legal, or tax advice. Lendmire is a mortgage brokerage (NMLS# 2371349) — not a direct lender or depository institution — and loan placement is subject to lender underwriting. Nothing in this content represents a commitment to lend. Loan terms, pricing, and program availability vary based on borrower qualifications, property characteristics, and state of subject property, and are subject to change at any time. Lendmire complies with Equal Housing Opportunity requirements. Consumer access: nmlsconsumeraccess.org.