Naples sits on the Gulf of Mexico in Collier County — Florida's wealthiest county by median household income and home to some of the most expensive real estate on the East Coast of the United States. The city of about 22,000 year-round residents expands dramatically in season (November–April), when snowbirds from the Midwest, Canada, and New York fill the waterfront estates, Fifth Avenue South restaurants, and the Ritz-Carlton properties that anchor the luxury hospitality market. Median home prices in Naples proper run $900,000–$2M+. Collier County's 2026 conforming limit is $832,750 — the standard Florida baseline — meaning most Naples transactions require jumbo financing.
Tayton Capital is an independent broker with access to 40+ wholesale lenders, including multiple portfolio and jumbo-specialized lenders active in the Southwest Florida market. We serve Naples, Marco Island, Bonita Springs, and Collier County. NMLS #2106875.
Naples Luxury and Jumbo Market
Naples' waterfront and near-waterfront property tiers — Port Royal (where tear-down lots trade for $10M+), Aqualane Shores, Olde Naples, and Park Shore — represent some of the most rarefied real estate in Florida. Financing at these levels requires lenders who understand non-warrantable condo structures, lot loans, construction-to-permanent structures for custom builds, and the bank statement / asset depletion income documentation common among Naples' self-employed and investment-income buyer profiles. Standard retail banks process these as exceptions. We place them with lenders for whom Naples-level transactions are standard business.
Marco Island and the Estero Bay Corridor
Marco Island, 20 miles south of Naples on Collier County's southern tip, is Florida's largest barrier island and a distinct market — condominium towers, waterfront single-family homes, and the Marco Island beaches on the Gulf. Median prices run $800,000–$1.5M for waterfront product. The same jumbo and DSCR structures that apply to Naples apply in Marco Island, with additional complexity around older condo tower buildings, HOA finances, and waterfront construction standards. We process Marco Island transactions regularly.
Loan programs we run
- Jumbo — Primary product — most Naples transactions exceed the $832,750 conforming limit.
- DSCR — Vacation rental and investment property financing for Collier County.
- Bank Statement — Self-employed buyers and seasonal income earners — dominant Naples buyer profile.
- Asset Depletion — High-net-worth buyers qualifying on investment portfolio assets.
- Second Home Conventional — 10% down for seasonal second home buyers.
- VA — 0% down for veterans.
Areas we serve
- Naples (Olde Naples, Port Royal, Aqualane Shores, Park Shore)
- Marco Island
- Bonita Springs (north Collier/Lee County line)
- Pelican Bay / North Naples
- East Naples / Golden Gate Estates
Frequently Asked Questions
Most of Naples requires jumbo financing. Do you have access to competitive jumbo rates?
Yes — we work with 8+ wholesale jumbo lenders who compete for Florida luxury transactions. At Naples loan amounts ($800K–$5M+), the rate differential between lenders is meaningful. We shop your loan to the lenders who specialize in high-end Southwest Florida.
I'm a seasonal Naples resident with primarily investment income. Can I qualify?
Yes — we have bank statement, asset depletion, and private banking programs specifically for buyers with investment portfolio income, self-employment income, or complex income structures. Seasonal Naples buyers are exactly the profile these programs are built for.
Is DSCR available for Naples vacation rental properties?
Yes. DSCR financing qualifies on rental income, not personal income — the property's Airbnb or VRBO documented revenue is what determines loan eligibility. Naples' strong seasonal rental market (November–April rates are extraordinary for Gulf-view properties) typically produces strong DSCR ratios.
I want to buy in Port Royal. Is that a standard mortgage transaction?
Port Royal properties are among the most complex transactions in Florida — lot loans, construction-to-perm for custom homes, and private banking-level financing for existing estates. We have portfolio lender relationships that handle Port Royal's price range and complexity. Contact us before assuming a specific lender or program.