Jumbo loans.

A jumbo loan is a mortgage larger than the conforming loan limits set each year for Fannie Mae and Freddie Mac. Because these loans aren't sold to the agencies, each lender sets its own guidelines — which is exactly where an independent brokerage earns its keep. We shop jumbo scenarios across lenders who compete for them, on primary homes, second homes and investment properties.

Buyers and owners of higher-priced homes, including waterfront and golf-community properties common in Palm Coast, Hammock Dunes and along A1A. Also relocating professionals and business owners with strong but complex finances.

Strong credit; full income and asset documentation, often for a longer period than a conforming loan; reserves — savings left over after closing — sized to the lender's requirements; and an appraisal, sometimes two for larger loans. Down payment expectations vary by lender and loan size.

Jumbo pricing and terms differ more from lender to lender than any other program, so two quotes can look very different for the same borrower. Bring us the scenario and we'll bring back the options side by side.