Sarasota FHASRQ (941) 260-3051 Schedule a CallScheduleApply NowApplyNo credit pull required
No. 1 · Sarasota's FHA Specialist

3.5% Down,
all of
Sarasota.

First-time and forever-home buyers across Siesta Key, Lakewood Ranch, Venice and Lido — qualifying with FHA from a 580 FICO. Florida-licensed, Sarasota-obsessed.

Check FHA Eligibility → 20 questions · no SSN · no credit pull Call (941) 260-3051
Sarasota coast at sunset
№ 01 — Vol. SRQSarasota · Florida
The down payment
isn't the obstacle.It's the strategy.
3.5%
Min Down Payment
580
Min FICO
$524k
2026 FHA Limit · Sarasota
20
Question Eligibility Quiz
The Process

Pre-Approved in three steps.

No SSN to start. No credit pulled until you give the go-ahead. We map a path that actually closes — not just a maybe.

01
Eligibility Snapshot

Twenty fast questions covering income, savings, credit comfort and the Sarasota neighborhood you have in mind. Soft check only — your credit isn't touched.

02
Personal Strategy Call

A 15-minute call with Joe to map FHA or conventional paths. We compare side-by-side and pick what closes fastest at the strongest rate.

03
Pre-Approval Letter

When you're ready, a fully underwritten pre-approval letter — the kind Sarasota listing agents take seriously in multiple-offer situations.

Eligibility · 20 questions

See your Sarasota FHA path in 90 seconds.

Twenty plainspoken questions — no SSN, no hard credit pull. Finish and we'll text you a customized strategy. Phone verification confirms it's really you.

Question 1 of 20
Are you buying a home in Sarasota or Manatee County?

Last step — your name, email and phone so Joe can text your customized FHA path. We use Twilio Verify; we don't sell or share your info.

Programs

Every loan type, one team.

FHA is our specialty, but it's not always the right answer. We run the comparison — FHA vs Conventional — so you see the math before you choose.

FHA · 3.5% Down

FHA Loan

580+ FICO. Lower down payment and flexible underwriting. Gifts allowed. Best for first-time buyers and credit rebuilders. 2026 Sarasota limit $524,225.

See if FHA fits →
Conventional · 3-5% Down

Conventional

For stronger credit profiles (640+). PMI drops off automatically at 80% LTV — cheaper long-term than FHA for many buyers.

Compare conventional →
VA · 0% Down

VA Loan

For active-duty, veterans and qualifying surviving spouses. Zero down, no PMI, competitive rates. We handle COE pull-through.

Visit VA site →
DSCR · Investors

DSCR Investor

For rental investors — qualify on the property's rent, not your tax returns. Sarasota STR-friendly. 20–25% down typical.

Visit DSCR site →
USDA · 0% Down

USDA Rural

Zero down for eligible rural-designated parts of Sarasota/Manatee County. Income limits apply. Underrated for north Sarasota County.

Check USDA eligibility →
Live Math

Run the numbers first.

Plug in a Sarasota-area price. We'll show you the monthly principal, interest, taxes and insurance estimate — and where FHA changes the answer.

Estimated Monthly PITI
$2,895

Educational estimate including taxes (~1.1%), homeowners insurance (~$2,400/yr) and FHA MIP. Actual quote requires application. Not a commitment to lend.

What the math actually tells you.

In Sarasota County, FHA at 3.5% down on a $425,000 home keeps your cash-to-close near $19,000. Many buyers spend more than that on a short-term rental security deposit while shopping — without the equity build.

My exclusive 15% down conventional with no PMI can change that math entirely. We'll model both paths side-by-side on your eligibility call.

See my real numbers →
About

Why work with Joe.

A loan officer who treats every Sarasota file like it's his own. Built specifically for first-time and forever-home buyers in Sarasota County.

Sarasota is a small town wearing a big-city suit. Your lender should know the difference.

Florida-licensed. Sarasota-obsessed.

Joe Pistone has structured FHA, conventional, VA and DSCR financing for buyers across Sarasota, Manatee and the Suncoast. He's a CrossCountry Mortgage loan officer with NMLS# 2087918 — fully licensed in Florida and accountable under the SAFE Act.

His work covers the Sarasota submarkets that out-of-town lenders miss: the Lakewood Ranch new-build differences, Siesta Key condo project approvals, Venice 55+ communities and the Manatee County downpayment programs.

15+
Years in mortgage finance
5★
Verified Sarasota reviews
FL
Licensed statewide
CCM
CrossCountry Mortgage
Book a Call with Joe →
Coverage

FHA across Sarasota County.

Twelve city-specific guides. 2026 FHA loan limits, condo project status, and neighborhoods to watch — written for the way Sarasota actually shops. Planning to buy in the master-planned community east of I-75? See the full guide to FHA loan Lakewood Ranch FL.

Bradenton
Manatee County · waterfront access
Englewood
South Sarasota · beach commute
Lakewood Ranch
Master-planned · new construction
Longboat Key
Barrier island · luxury condos
Nokomis
Old-Florida charm · Venice border
North Port
Affordable · fast-growing
Osprey
Bay-side · top schools
Palmetto
North Manatee · river views
Parrish
Manatee County · new builds
Siesta Key
Barrier island · quartz-sand beach
University Park
UTC corridor · gated communities
Venice
Island downtown · 55+ friendly
Field Notes

From the file room.

Three recent Sarasota stories — quietly closed, openly shared. No names, just numbers and neighborhoods.

Lido Key beachfront
Note 01 · Lido Key
FHA vs Conventional, in real numbers.
$450K Sarasota home modeled side-by-side. Includes Joe's exclusive 15% down, no-PMI option.
Modern Sarasota home at dusk
Note 02 · Lakewood Ranch
New build, FHA way.
$425K new construction · 3.5% down · seller-paid closing structure that beat the builder's lender.
FAQ

Answers first.

The questions Sarasota buyers actually ask Joe in week one.

What FICO score do I need for an FHA loan in Sarasota?
FHA technically allows down to 500 with 10% down, but most lenders — including us — require 580 for 3.5% down. We've helped clients move from 540 to 600+ in a few months using credit strategy, then closed the FHA.
What is the 2026 FHA loan limit in Sarasota County?
The 2026 FHA single-family limit in Sarasota County is $524,225. Limits are higher for 2-4 unit properties (duplex/triplex/quadplex).
Can I use FHA for a Siesta Key or Longboat Key condo?
Only if the condo project is FHA-approved. We keep an updated list of FHA-approved projects in Sarasota County — ask before you make an offer.
Will checking eligibility hurt my credit?
No. The 20-question quiz is soft-information only. We don't pull credit until you tell us to.
How fast can I close an FHA in Sarasota?
Most FHA purchases close in 21–28 days when the buyer is responsive on document requests. We've closed in as few as 18 days when timelines required it.
Call Joe