Reverse Mortgages
Convert home equity into tax-free funds without monthly mortgage payments or transferring ownership.
- No required monthly mortgage payments*
- Remain in your home as long as you live there
- FHA-insured HECM and proprietary options
40+ Years · 3-Time Past President, Gulf Coast FAMP
Your Florida mortgage broker for life.
From your first home to a reverse mortgage in retirement, Debbie Cooley has guided Pasco, Pinellas & Hillsborough County families through every chapter since 1984. Independent, honest, in person — with the rates of dozens of wholesale lenders behind every loan.
No-fee consultation
Licensed in Florida
24-48 hour pre-approval
In-person service
Broker comes to you
5.0 Star Reviews
Decades of trust
40+
YEARS LICENSED
6+
LOAN PROGRAMS
3×
FAMP CHAPTER PRESIDENT
1984
SERVING FLORIDIANS SINCE
Loan Programs
Loan programs matched to your situation, not a script.
As an independent broker, Debbie compares dozens of wholesale lenders to identify the program that genuinely fits your credit, income, property type, and goals.
First-Time Buyer Loans
You qualify if you haven't owned a primary residence in the last three years — even if you've owned before.
- Down payment assistance programs
- Florida Hometown Heroes eligibility
- Step-by-step guidance from application to close
Conventional Loans
Traditional financing with competitive rates for borrowers with strong credit profiles.
- As little as 3% down for first-time buyers
- Fixed and adjustable rate options
- No PMI with 20% down
FHA Loans
Government-insured loans with flexible credit and down-payment requirements.
- Down payments as low as 3.5%
- Lower credit score thresholds
- Gift funds & alternative income accepted
VA Loans
Government-backed loans for those who have served — Debbie's daughter is a U.S. Air Force veteran.
- $0 down payment options
- No private mortgage insurance
- Funding fee waivers for eligible veterans
Refinance & HELOC
Lower your rate, shorten your term, or access equity for renovations or debt consolidation.
- Rate-and-term refinance
- Cash-out refinance
- Home equity line of credit (HELOC)
*Reverse mortgage borrower remains responsible for property taxes, homeowner's insurance, and home maintenance. Loan becomes due when the last borrower no longer occupies the home as a primary residence. Not available in all situations.
Meet Your Broker
More About Debbie
Four decades. Every chapter of your life.
Debbie Cooley has been originating mortgages in Florida since 1984. Her clients come to her for their first home — and come back decades later for a refinance, an investment property, or a reverse mortgage in retirement. That's the relationship she builds: one broker, every chapter.
The standard never changes: individualized attention, accurate information, and honest counsel. If a competing program is genuinely better suited to your situation, Debbie will tell you. If you're not yet ready to qualify, she'll help you build a structured plan to get there. That integrity is why clients refer their children — and their grandchildren — back to her.
40+ Years LicensedNMLS# 210817 since the start
3× Past Chapter PresidentGulf Coast FAMP
Education ChairFlorida Association of Mortgage Professionals
Military FamilyDaughter, U.S. Air Force veteran
How It Works
From application to closing — a defined, transparent process.
1
Free Consultation
A no-obligation discussion of your goals, timeline, credit, and financial picture.
2
Pre-Approval
A clear picture of what you can borrow, typically issued within 24–48 hours.
3
Lender Match
Debbie compares dozens of wholesale lenders to identify the right rate and program.
4
Close With Confidence
Personal guidance through underwriting, appraisal, disclosures, and closing day.
Mortgage Calculator
Estimate your monthly payment.
A starting point for planning. For an actual rate quote based on your credit and situation, please contact Debbie directly.
For estimation only. This calculator illustrates principal & interest based on your inputs and does not include property taxes, homeowner's insurance, mortgage insurance (PMI/MIP), HOA dues, or closing costs. It is not a loan offer, rate quote, pre-qualification, or commitment to lend. Actual rates and terms depend on credit, property, and program eligibility. Contact Debbie for a personalized quote.
What Clients Say
Trusted across generations of Florida families.
“Debbie is the best. She walked us through every step and answered every question — this was the smoothest mortgage I have ever done.”
“The reverse mortgage gave my mom her independence back. Debbie explained every detail in plain English and never once pressured us.”
“First-time buyers and didn't know where to start. Debbie didn't just secure us a loan — she taught us what every number meant.”
Free Resources
Tools and guides built for Florida buyers.
Interactive Tool
Refinance Break-Even Calculator
Enter your current rate, target rate, and closing costs — see how many months until your refinance pays for itself.
Open the calculator → 10-Question QuizReverse Mortgage Reality Check
Find out whether a reverse mortgage is genuinely a fit for your situation — or whether another option would serve you better.
Take the quiz → Free PDF GuideFlorida First-Time Homebuyer Roadmap
An 8-page guide to credit prep, down payment assistance programs (Hometown Heroes, Florida Bond), and what to expect at closing.
Download the guide → Free PDF Guide5 Questions to Ask Any Mortgage Broker
Before trusting anyone with a $400,000 decision — these are the five questions that separate independent brokers from sales reps.
Download the guide →
Service Area
Serving Florida's Tampa Bay region.
In-person, broker-comes-to-you service across these counties and cities.