Direct answer
There is no single, durable “Florida DSCR rate.” A usable quote is tied to a lender, date, lock period, loan amount, property, supported value, leverage, credit profile, DSCR method, amortization, points, fees and exit provisions. Compare written proposals built on the same assumptions; an undated range or headline rate is not a substitute.
Build a like-for-like pricing request
- Use the same property address, purpose, loan amount and estimated value.
- Specify the same term, amortization and requested lock period.
- Ask each lender to show rate, discount points, origination charges and lender credits separately.
- Request the reserve requirement, prepayment provision, interest-only or balloon features and total cash requirement.
- Record the quote date and expiration so market movement is not confused with lender pricing.
Comparison worksheet
| Field | Why it matters | Evidence to retain |
|---|---|---|
| Rate and lock | Rates can change daily; quotes from different dates are not directly comparable. | Dated written proposal and lock assumptions |
| Points | Upfront cost may buy a lower rate; terminology can be inconsistent. | Dollar amount, percentage and stated rate effect |
| Other lender fees | A percentage-based charge is not automatically a discount point. | Itemized origination charges |
| Loan structure | Interest-only, balloon and amortization terms change payment and risk. | Term sheet and proposed note terms |
| Exit provisions | A prepayment charge can alter refinance or sale economics. | Penalty language and rider |
| Reserves and cash | Funds retained after closing differ from costs paid at closing. | Written reserve and cash-to-close calculation |
Rate, APR and points are not interchangeable
CFPB consumer materials explain that rate, APR, points and lender credits describe different parts of borrowing cost. They are useful comparison concepts, but non-owner-occupied rental credit is generally business-purpose under Regulation Z commentary, so the exact consumer disclosure package should not be assumed for every DSCR transaction. Ask for a complete written cost presentation even when a standard Loan Estimate is not the controlling form.
Joe’s Advice
“Put every proposal on one page with the same date and assumptions. If the loan amount, lock, points, fees, amortization or exit terms differ, you are not comparing rates—you are comparing different products.”
— Joseph “Joe” Pistone, NMLS 2087918
Verified questions
Is there one current Florida DSCR rate?
No. A rate is tied to a specific lender, date, lock period, property, leverage, credit profile, DSCR treatment, loan structure, points and fees. A webpage cannot establish a borrower-specific current quote.
How should I compare DSCR pricing?
Request same-day written proposals using the same loan amount, term, lock period and property assumptions. Compare rate, points, lender fees, prepayment terms, interest-only or balloon features, reserves and total cash required.
Are points the same as every percentage-based lender fee?
No. CFPB warns that terminology varies. Ask whether a charge is a discount point tied to the rate or another origination charge, and obtain the effect in writing.
Does a lower rate always mean the cheaper loan?
No. Upfront points, lender fees, exit charges, term, amortization and expected holding period can change total cost. Compare complete written economics, not the note rate alone.
Primary sources reviewed August 28, 2026
- CFPB Loan Estimate explainer
- CFPB comparing loan offers
- CFPB points and lender credits
- CFPB Regulation Z business-purpose commentary
These sources support disclosure and comparison concepts, not a universal DSCR rate sheet.