The 2026 conforming loan limit for Hillsborough County is $832,750. In Tampa’s broader market — where the citywide median hovers around $395,000 to $430,000 — that threshold is well above what most buyers encounter. But Tampa is not one market. In South Tampa, the city’s most in-demand peninsula, the $832,750 conforming limit is the entry point for serious purchases in desirable neighborhoods, not the ceiling. Davis Islands carries a median home price of approximately $1.85 million to $2 million, with non-waterfront homes starting around $900,000 and waterfront estates exceeding $4 million. Hyde Park’s average sale price is approximately $1 million, with renovated and larger homes reaching $1.2 million to $2.5 million. Palma Ceia has a median around $885,000. Golf View’s average listing exceeds $1.7 million. Sunset Park runs $1.33 million median. Culbreath Isles and Westshore Yacht Club waterfront homes begin at $3 million.
These neighborhoods are why people choose South Tampa. They carry the location premium, the school access, the walkability, and the bayfront character that make Tampa worth staying in long-term. Buyers who are serious about South Tampa are serious Jumbo borrowers — and working with a lender who handles Jumbo financing regularly, who can produce a credible pre-approval quickly, and who understands how to document complex income, makes a real difference in a market where the right seller has choices.
Ryan Lehrman, NMLS #235295, structures Jumbo mortgage financing for Tampa buyers across South Tampa’s premium neighborhoods and the broader Hillsborough County upper-tier market — with program depth, documentation fluency, and a direct relationship that does not hand off to a processing pool mid-transaction.
A Jumbo mortgage is any loan exceeding the FHFA conforming limit for the county. In Hillsborough County, that limit is $832,750 for 2026. Loans above this threshold are not purchased by Fannie Mae or Freddie Mac and are underwritten by portfolio lenders according to their own program standards. This means Jumbo program terms — credit requirements, income documentation, down payment, and reserve requirements — vary significantly between lenders. In Tampa, the practical difference between a lender with an active Jumbo practice and one who treats it as an occasional product is visible in pre-approval quality, underwriting efficiency, and closing execution.
Key Features of Tampa Jumbo Loans:
Loan amounts from $832,751 through $3 million and above
Fixed-rate (15, 20, and 30-year) and adjustable-rate (5/1, 7/1, 10/1 ARM) options
Primary residence, second home, and investment property programs
W-2, self-employed, bank statement, and alternative income documentation
Credit requirements typically 700+ for standard programs
Reserve requirements: 6 to 18 months PITI, scaling with loan size
Available for single-family homes, condominiums, townhomes, and waterfront estates
The primary Jumbo tier covers South Tampa’s widest buyer segment: Hyde Park and Palma Ceia single-family homes in the $900,000 to $2 million range, Davis Islands non-waterfront properties, Sunset Park, Beach Park, and Ballast Point, Harbour Island’s upper-tier inventory, and the Westchase and South Tampa corridor where professionals at Bristol Myers Squibb, Citigroup, JPMorgan Chase, and other major Tampa Bay employers tend to concentrate. This program accommodates W-2 income, equity compensation, bonus income, and fixed investment income with standard documentation.
Waterfront Davis Islands estates, Culbreath Isles, Westshore Yacht Club, and the top tier of Bayshore Boulevard waterfront push consistently above $3 million. A dedicated Super-Jumbo page covers these programs in full, including asset depletion and portfolio lending for buyers with investment-based financial profiles.
Physicians at Tampa General Hospital and USF Health Morsani College of Medicine frequently require Jumbo financing for South Tampa purchases — and carry student loan obligations and new contract income structures that standard Jumbo underwriting is not designed to handle. Physician Jumbo extends physician program benefit structures — no PMI, IBR student loan treatment, contract income — to loan amounts above $832,750. A dedicated Physician page covers these programs.
For MacDill AFB service members and veterans with full VA entitlement, there is no VA loan limit — meaning a veteran can purchase at any price point in South Tampa or Hillsborough County with zero down payment under VA guidelines, subject to income and residual income qualification. Ryan structures VA Jumbo transactions for MacDill officers and senior enlisted personnel purchasing in Davis Islands, Hyde Park, and surrounding South Tampa neighborhoods.
Davis Islands
Two man-made islands in Hillsborough Bay connected to South Tampa by bridges, Davis Islands functions as a small city within the city, with its own village center, yacht club, swim and tennis club, private airport (Peter O. Knight), dog park, and miles of waterfront walking paths. Non-waterfront single-family homes start around $900,000; waterfront estates range from $2 million to $8 million and above. The 2025 median sale price was approximately $1.85 million. The island's tight-knit community culture, top school access, and genuine waterfront lifestyle make it the most sought-after address in Tampa for buyers who want urban convenience with neighborhood intimacy. Every meaningful financed purchase here is a Jumbo loan.
Hyde Park
South Tampa's most walkable neighborhood, characterized by bungalows, craftsman homes, live oaks draped in Spanish moss, and a genuine village center along South Howard Avenue. Median home prices run approximately $750,000 to $1 million, with renovated or larger homes regularly reaching $1.2 million to $2.5 million. Hyde Park's combination of walkability, architectural character, and proximity to Bayshore Boulevard and the Tampa Riverwalk creates demand that has proved durable through every market cycle. The neighborhood falls within the Plant High School zone, driving a 20% to 40% premium over comparable homes in adjacent areas.
Palma Ceia
The most competitive sub-market in South Tampa for well-priced, turnkey product. Palma Ceia's median is approximately $885,000, with larger homes in the $1.2 million to $2 million range. Like Hyde Park, Palma Ceia sits firmly within the Plant High School attendance zone — a premium that buyers with school-age children pay willingly and that sustains pricing through softer market periods. The neighborhood's quiet streets, mature tree canopy, and proximity to the Palma Ceia Country Club make it a consistent demand driver for the family buyer cohort.
Sunset Park and Beach Park
Coastal South Tampa neighborhoods along the Hillsborough Bay shoreline, Sunset Park and Beach Park offer direct water access, private docks, and some of the most commanding bay views in the city. Sunset Park carries a median of $1.33 million; Beach Park is comparable. Waterfront homes in these neighborhoods reach $3 million to $6 million for established estates with dockage. The combination of water access, South Tampa's lifestyle amenities, and the Plant High School zone make these neighborhoods permanent fixtures on the top-performing South Tampa submarket list.
Golf View
An exclusive neighborhood west of Bayshore Boulevard characterized by large lots, Mediterranean Revival architecture, and proximity to the Palma Ceia Country Club. Golf View's average listing price exceeds $1.7 million, with the most significant estates reaching $5 million. This is one of South Tampa's quietest and most private neighborhoods — minimal through traffic, distinctive architecture, and a buyer profile that skews toward senior professionals and long-term residents.
Harbour Island
A private island south of downtown Tampa connected by bridge, Harbour Island offers luxury townhomes, condominiums, and a small number of single-family residences. Townhome medians run around $650,000 with upper-tier units reaching $1.2 million. The island's location — within walking distance of the Tampa Riverwalk, Amalie Arena, and Water Street Tampa's emerging mixed-use district — positions it at the intersection of South Tampa's residential appeal and downtown Tampa's urban momentum. Jumbo financing applies to the island's upper-tier product.
Water Street Tampa
The $3.5 billion mixed-use development along Tampa's downtown waterfront is creating a new residential tier adjacent to Channelside and the Riverwalk corridor. Luxury residential towers in Water Street and the adjacent Channel District represent Tampa's urban luxury condominium market, with upper-floor and larger units in the Jumbo tier. The ongoing buildout of this district is reshaping what downtown Tampa means for residential buyers who want urban proximity without sacrificing finish quality.
VA Jumbo for MacDill AFB officers and veterans purchasing in South Tampa without a down payment
VA Jumbo for MacDill AFB officers and veterans purchasing in South Tampa without a down payment
VA Jumbo for MacDill AFB officers and veterans purchasing in South Tampa without a down payment
Documentation experience with corporate compensation structures from Citigroup, Bristol Myers Squibb, and other major Tampa Bay employers
Direct familiarity with the Plant High School zone premium and what it means for loan sizing
Ryan Lehrman, NMLS #235295
Credit Profile: Standard Jumbo programs require 700 to 720 minimum, with best pricing at 740 and above. Super-Jumbo programs typically begin at 720 to 740. VA Jumbo has its own credit framework — generally more flexible than conventional Jumbo at comparable loan amounts.
Income Documentation: W-2 and pay stubs for salaried borrowers. Two years of personal and business tax returns for self-employed and partnership income. Bank statement programs (12 or 24 months) for business owners and independent earners. Asset depletion for investment-wealth buyers. VA income and residual income calculations apply for VA Jumbo.
Down Payment: 10% to 20% for standard Jumbo, scaling with loan amount. Loans above $2 million generally require 20% to 25%. VA Jumbo: zero down payment for eligible borrowers with full entitlement, subject to income qualification. Physician programs: flexible minimums without PMI.
Reserves: 6 to 12 months PITI for standard Jumbo, increasing with loan amount. VA loans do not require cash reserves by program guidelines, though lenders may have their own overlays.
Consultation and Pre-Approval — A focused review of income structure, target neighborhood, and loan amount, resulting in a fully underwritten pre-approval. In South Tampa's Plant zone neighborhoods, where sellers are sophisticated and move-in-ready properties sell quickly, a credible pre-approval from a recognized Jumbo lender is essential from the first offer.
Program Selectiony — Standard, adjustable, VA, or physician program — Ryan identifies the structure based on the buyer's employment, entitlement, and financial profile.
Documentation Assembly — Jumbo documentation requirements are specific and program-dependent. Ryan prepares a clear documentation checklist and assembles the package to move through underwriting cleanly.
Property Review and Appraisal — South Tampa luxury appraisals require neighborhood-specific experience. Davis Islands waterfront, Hyde Park historic stock, and Golf View Mediterranean estates each have their own comparable sale dynamics that require appraisers with direct South Tampa knowledge.
Clear to Close — Ryan stays in direct communication through underwriting conditions and coordinates the closing timeline with the buyer's agent and title company.
Because South Tampa's most in-demand neighborhoods — Hyde Park, Davis Islands, Palma Ceia, Sunset Park, and Golf View — are priced above $832,750 at nearly every meaningful entry point. A buyer purchasing an $1.1 million Hyde Park bungalow with 10% down needs a $990,000 loan. A buyer purchasing a $1.8 million Davis Islands home with 20% down needs a $1.44 million loan. Only buyers purchasing entry-level or heavily discounted properties outside the Plant zone are likely to stay within the conforming limit. For anyone buying in the neighborhoods that reflect why they chose South Tampa, Jumbo is the program.
Yes. Base salary qualifies from day one. Year-end bonus income can be included in qualifying income when it is documented as recurring — typically through two years of W-2s and bonus letter confirmation showing the pattern is expected to continue. For Citigroup employees whose bonus is a substantial portion of total compensation, the two-year documentation is straightforward to assemble and Ryan handles this documentation structure regularly for Tampa's financial services buyer segment.
Yes. VA loans are available for purchases anywhere in Hillsborough County, including Davis Islands. With full VA entitlement, there is no VA loan limit — meaning a $1.5 million Davis Islands purchase with zero down payment is available to a qualifying veteran. VA income and residual income standards apply, and the VA funding fee applies unless the veteran has a qualifying service-connected disability rating that exempts them. Ryan structures VA purchases and VA One-Time Close Construction for MacDill families specifically.
Ready to finance your upper-tier Tampa property? Schedule a confidential consultation today.
Originally from Harrisburg, Pennsylvania, I moved to Phoenix to attend Arizona State University and have proudly called Phoenix home ever since.
My journey into the mortgage industry began with a friend’s encouragement, who saw how my energy and people-first mindset could make a difference. He was right — I found my calling.
I’ve always embraced what makes me different. With ADHD as my secret weapon, I thrive in fast-paced, detail-heavy environments. I’ve built my career on clear communication, creative problem-solving, and putting clients first, always.
Outside of work, my greatest motivation is my wife and three amazing kids. I’d be honored to help guide you through your lending journey with care, clarity, and commitment.
Who we are
Our website address is: https://loansbylehrman.com/
Embedded content from other websites
Articles on this site may include embedded content (e.g. videos, images, articles, etc.). Embedded content from other websites behaves in the exact same way as if the visitor has visited the other website.
These websites may collect data about you, use cookies, embed additional third-party tracking, and monitor your interaction with that embedded content, including tracking your interaction with the embedded content if you have an account and are logged in to that website.
SMS Privacy
I respect your privacy. I will not share or use your mobile number for any other purpose. I will only use information you provide to transmit text messages. Nonetheless, I reserve the right at all times to disclose any information as necessary to satisfy any law, regulation or governmental request, to avoid liability, or to protect my rights or property. When you complete forms online or otherwise provide me information in connection with the Service, you agree to provide accurate, complete and true information. You agree not to use a false or misleading name or a name that you are not authorized to use. If I, in my sole discretion, believe that any such information is untrue, inaccurate or incomplete, I may refuse you access to the Service and pursue any appropriate legal remedies.
Analytics tracking
Our website uses analytics tools such as Google Analytics to better understand how visitors interact with our site. These tools collect data through cookies and similar technologies, including information about on-site activity and, in some cases, IP addresses. We use this data to improve user experience, monitor performance, and track conversions. Visitors who prefer not to be tracked can opt out by using the Google Analytics opt-out browser add-on or other available opt-out methods.
