Which Tampa Buyer Are You – And What’s the One Mortgage Move That Seals the Deal?
Picture this: It’s a sunny Saturday in South Tampa. Your buyer steps into a 1940s bungalow with a pool, eyes lighting up like they just won the lottery. Then the whisper comes: “But can we actually afford this in today’s market?”
Welcome to Tampa in 2026 – inventory is finally climbing, prices have softened just enough to breathe, and rates are dancing in the low-to-mid 5s on strong files. Buyers are back, but they’re a colorful bunch. Here are the eight species you’ll see walking into showings this year… and the exact mortgage superpower that turns “maybe” into “let’s write it up tonight.”
Whether you’re a first-timer, a move-up family, or a cash-rich investor, there’s a tailored solution waiting. Let’s dive in.
1. The Transplant Tech Bro (or Sis) from California or New York
They’re used to paying $2 million for a condo with no parking. Anything under $800k in Hyde Park feels like a steal – until they run the numbers.
The Superpower: Jumbo Loans + RSU/Stock Income Qualification
In 2026, independent brokers like The Orlicki Group shop 15+ wholesale lenders to find jumbo programs with only 10-15% down and rates often below 6%. We also document restricted stock units (RSUs) and bonuses as income – something many big banks still struggle with.
Bonus move: Cash-out refi on their old primary (now a rental) to fund the down payment tax-free.
[Suggestion: Image of happy couple unloading a moving truck in Channelside with downtown Tampa skyline – alt text: “Tech transplants moving to Tampa with jumbo loan financing”]
2. The Hurricane-Smart Family Who Lived Through Ian or Helene
Elevated homes, block construction, flood zone X, impact windows, and a generator hookup are non-negotiable.
The Superpower: Renovation Loans That Roll Everything In
FHA 203k and Fannie Mae HomeStyle renovation loans let buyers purchase + permanently finance new roofs, impact windows, elevated HVAC, and even solar batteries – often with zero cash out of pocket after credits. Average close time at The Orlicki Group: 22 days.
| Feature | Standard Purchase | 203k/HomeStyle Renovation |
| New Roof & Windows | Separate contractor after closing | Financed into mortgage |
| Cash Needed | Full amount upfront | Often $0 with lender credits |
| Interest on Improvements | Credit card or HELOC rates | Locked at mortgage rate |
3. The First-Time Millennial Couple (Plus Designer Dog)
They’ve saved $15k-$25k, hate the idea of PMI forever, and want to buy in Seminole Heights or St. Pete before prices climb again.
The Superpower: 3% Down Conventional + Lender-Paid MI
Our wholesale channels offer 3% down conventional loans where the lender pays the mortgage insurance – it automatically drops off at 78% loan-to-value instead of 80%. Pair it with remaining Hillsborough or Pinellas down-payment assistance programs still active in 2026, and buyers often close with under $10k total cash.
4. The Cash-Rich, Credit-Broke Investor
Flipping in Seminole Heights or building an Airbnb empire near the beaches. They want to close in 10-14 days and don’t want anyone looking at tax returns.
The Superpower: DSCR Loans Down to 1.0 (Even on Short-Term Rentals)
Debt Service Coverage Ratio loans qualify based on the property’s rental income – not personal income. In 2026 Tampa, we’re seeing DSCR as low as 1.0 on long-term leases and 0.75-1.0 on Airbnbs with third-party projections. No tax returns, no paystubs, no W-2s required.
5. The Move-Up Family Trapped in a 3% Rate
They love their house but baby #3 is coming. Selling means giving up that golden rate.
The Superpower: Assumable Mortgages + 2-1 Temporary Buydowns
Tampa still has thousands of assumable FHA and VA loans under 4%. We find them, qualify the buyer, and often fund the difference with a second lien. Add a 2-1 buydown (realtor or seller credit lowers rate 2% year one, 1% year two) and their new payment feels familiar.
6. The Self-Employed Entrepreneur
Schedule C write-offs make them look broke on paper, but they’re crushing it.
The Superpower: 12-24 Month Bank Statement or Asset Depletion Loans
We use 100% of business or personal deposits (minus transfers) or calculate income from liquid assets. Closed these in 18 days when retail lenders quote 45-60.
7. The Veteran or Hometown Hero (Nurse, Teacher, Firefighter)
Works crazy hours and just wants someone who answers the phone.
The Superpower: VA Zero-Down + Hometown Heroes $35k Assistance
Florida’s Hometown Heroes program is still alive in 2026, offering up to $35,000 toward down payment and closing costs for frontline workers. Stack with VA zero-down for a true no-money-out-of-pocket purchase.
8. The Snowbird Retiree Buying Sight-Unseen
Wants a lock-and-leave condo in Clearwater or St. Pete, closes remotely, never wants a mortgage payment again.
The Superpower: HECM for Purchase (Reverse Mortgage Purchase)
Buyers 62+ put down roughly 45-55% and never make another monthly payment as long as they live in the home. Fully remote closings from New York or Ontario.
Ready to Turn Your Next Buyer’s “Maybe” Into a Signed Contract?
Real estate agents: If you’re tired of pre-approvals that fall apart, weekend ghosting, or surprise fees crushing your deals – let’s change that.
At The Orlicki Group, we close 95% of files on time or early, answer on the first ring (even during Bucs games), and share our lender credit so your buyer walks away with an extra $1,000-$3,000 at closing.
Shoot your next buyer scenario to info@orlickigroup.com or text 813-302-1616. I’ll tell you in five minutes if it’s a slam dunk – and exactly which superpower wins it.
Let’s make 2026 the year Tampa agents say “My lender is better than yours.”
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