Whether you're buying a condo on Fort Lauderdale Beach, a new home in Pembroke Pines, a family residence in Weston, or a property in Hollywood or Coral Springs — I'll help you navigate financing across Broward County.
A conversation does not guarantee loan approval. All financing is subject to credit review, property appraisal, and program guidelines.
Broward County's housing market stretches from the Atlantic coastline to the eastern edge of the Everglades — encompassing everything from luxury beachfront high-rises in Fort Lauderdale and Hollywood to master-planned suburban communities in Weston and Pembroke Pines. This diversity means mortgage strategies must account for flood zone differences, condo association requirements, wind insurance costs, and the significant price variation between coastal and inland areas.
The county is also home to a large international community, which makes foreign national and ITIN lending programs particularly relevant. Condo financing is central to the coastal market — requiring detailed review of HOA budgets, reserves, and owner- occupancy ratios. And from Fort Lauderdale Beach to Hollywood's Broadwalk, flood insurance will be a key consideration on barrier island and Intracoastal properties.
Inland Broward — Weston, Coral Springs, western Pembroke Pines — offers newer construction, more space, and generally lower flood risk. These communities are popular with families and professionals who commute via I-75, the Sawgrass Expressway, or Florida's Turnpike. CDD fees exist in some planned communities, though they vary widely by development.
I help Broward buyers across the spectrum — from the first-time condo buyer in Hollywood to the Weston family upgrading to a larger home. Understanding how flood zones, condo docs, and local tax rates affect your loan is where focused guidance makes a real difference.
Single-family homes · Broward County
Sources: Broward-Palm Beaches-St. Lucie Realtors, Florida Realtors, U.S. Census Bureau. Figures are approximate educational references, not guarantees. Data consulted August 2025. Broward County spans a vast range — from oceanfront estates to inland suburban homes — so individual transactions vary significantly from these medians.
From your first inquiry to the closing table, here's what the mortgage journey looks like for Broward County homebuyers.
We'll discuss your credit profile, income, savings, and goals. In Broward's diverse market, we'll identify whether you're buying a primary residence, second home, or investment property — each has different financing requirements and down payment minimums.
A full preapproval reviews your credit, income, and assets. In Broward's competitive price ranges — especially in desirable areas like Weston, Parkland, and coastal Fort Lauderdale — a preapproval letter strengthens your position with sellers.
Beyond principal and interest, I'll help you estimate Broward County property taxes, homeowners insurance, wind coverage, flood insurance (critical for coastal/Intracoastal properties), HOA or condo fees, and any CDD assessments.
Work with your Realtor to find the right property — a condo on Galt Ocean Mile, a single-family home in Coral Springs, or a new build in Pembroke Pines. Once you make an offer, your agent negotiates on your behalf.
Once your offer is accepted, we complete the full loan application. For Broward condos, we'll order the condo questionnaire and review HOA documents. For coastal properties, flood zone verification and insurance coordination begin here.
For older Broward homes and any coastal property, insurers typically require a four-point inspection and wind mitigation report. Get insurance quotes early — the difference between insuring a home west of I-95 versus one east of the Intracoastal can be thousands per year.
The underwriter reviews your complete file. For condos, HOA budget review and owner-occupancy ratios are scrutinized. For coastal properties, flood insurance must be verified. I'll keep you informed throughout and help resolve any conditions promptly.
Review your final Closing Disclosure, arrange your funds, and sign. Once recorded with Broward County, you receive your keys. Apply for Homestead Exemption through the Broward County Property Appraiser after closing.
New builds in Pembroke Pines and western Broward, resale condos on Fort Lauderdale Beach, single-family homes in Coral Springs — each path has distinct mortgage and insurance implications.
West Pembroke Pines, western Broward, infill projects
New Broward homes are built to current Florida Building Code standards with impact-resistance requirements. Wind mitigation reports typically show favorable results, which can mean substantially lower insurance premiums compared to older coastal homes.
Builders may offer rate buydowns or closing cost credits tied to their preferred lender. Always compare Loan Estimates — the lowest rate doesn't always mean the lowest total cost over the life of the loan.
Some new Broward communities have CDD fees. Your first tax bill may reflect land-only value — budget for the fully-improved assessment the Broward County Property Appraiser will issue in the year following completion.
Coastal condos to established suburban neighborhoods
In coastal Broward, insurance costs can determine whether a property is affordable. A beach-area condo east of A1A will have dramatically higher wind and flood premiums than a home in Weston. Always get insurance quotes before making an offer.
Broward has thousands of condo units — and each association has different financial health, reserves, and owner-occupancy ratios. These factors directly affect your ability to get a loan. Some buildings may not qualify for FHA or conventional financing due to pending litigation, low reserves, or high investor ratios.
Mid-century Broward homes in eastern neighborhoods may need updated electrical panels, plumbing, or roofs to qualify for insurance. A four-point inspection reveals these issues early. Renovation financing may help address them — if available through your loan program.
Neither option is universally better. A new home in western Pembroke Pines offers modern construction and lower insurance. A resale condo on Fort Lauderdale Beach offers a location that cannot be replicated — with costs that reflect that premium. I'll help you compare real loan estimates for both scenarios.
From the coastal high-rises to the western suburbs, each Broward city and area offers distinct housing profiles for homebuyers and refinancers.
Coastal core, Intracoastal, downtown
Beach and Intracoastal properties require flood insurance. Condo financial review is critical — some older buildings may have deferred maintenance or pending assessments.
Western Broward, near I-75
Master-planned community with strong reputation. Generally higher price points reflective of quality and amenities. Good access to I-75 and the Sawgrass Expressway.
Coastal and inland, southern Broward
Hollywood Beach Broadwalk area has a strong condo market. Inland Hollywood offers more affordable single-family options with lower flood risk. Good proximity to FLL airport.
Northwest Broward
Planned suburban community with strong family orientation. More affordable insurance than coastal locations. Access via Sawgrass Expressway and Sample Road.
Southwest Broward
Diverse housing stock at multiple price points. Active new construction in western sections. Good access to I-75, Florida's Turnpike, and major retail. Popular with commuters to Miami-Dade.
Far northwest Broward
Higher price points with larger lots. Newer construction means fewer insurance challenges. Access via Sawgrass Expressway. Growing area with newer schools.
These descriptions are for general informational purposes only. Housing types, prices, and community characteristics change over time. Flood zones are determined by FEMA and can change. Always verify current flood maps, HOA/CDD documents, and insurance requirements before making a purchase decision. José Manuel Arango does not have a physical office in these communities.
In Broward County, your total monthly housing cost can be significantly higher than your principal and interest payment — especially for coastal properties.
Broward County millage rates vary by municipality. Fort Lauderdale, Hollywood, Weston, Coral Springs, and Pembroke Pines all have different rates. Florida's Save Our Homes cap limits assessment increases — but your bill will be based on current market value, not the previous owner's. Apply for Homestead Exemption through the Broward County Property Appraiser after closing.
This is often the single largest variable cost. A home east of the Intracoastal in Fort Lauderdale or Hollywood faces significantly higher wind premiums than one in Weston or Coral Springs. Wind mitigation features can reduce costs — but don't eliminate the coastal premium. Get insurance quotes early.
Critical for coastal Broward buyers. Properties on Fort Lauderdale Beach, Hollywood Beach, and along the Intracoastal Waterway are almost certainly in FEMA flood zones — flood insurance will be required by your lender. But even inland areas near canals may be in flood zones. Always check FEMA flood maps for the specific address.
Condo fees in Fort Lauderdale and Hollywood beach buildings can be substantial — often $800-$2,000+/month — covering amenities, insurance, maintenance, and reserves. These fees are part of your DTI calculation. HOA budget review is a mandatory part of condo loan approval.
Some planned communities in western Broward — including parts of Pembroke Pines and Parkland — have CDD assessments on the property tax bill. Always request CDD disclosure documents before committing to a purchase.
With Broward's higher home prices, reaching 20% down can be challenging — especially for first-time buyers. PMI (conventional) or MIP (FHA) will be part of your monthly budget if you put down less than 20%. VA loans avoid this entirely for eligible borrowers.
Important: The payment on your Loan Estimate covers PITI. It may not include flood insurance, condo/HOA fees, CDD, or utilities. I'll help you build a complete budget estimate for any Broward County property you're considering.
Available through HomeSÍ Powered by Supreme Lending, subject to qualification and program guidelines. Broward's international community, coastal condo market, and higher price points make several programs particularly relevant.
Available for primary residences, second homes, and investment properties — key in Broward's market where seasonal residents and investors are common. Down payment as low as 3% for first-time buyers on primary residences. Second homes require higher down payments.
More flexible credit requirements and 3.5% down. Available for primary residences only. Important for Broward condo buyers: the building must be FHA-approved. Many older Broward condo buildings are not — always verify before making an offer.
Zero down payment, no mortgage insurance. South Florida has a significant veteran population — VA loans are a powerful option for eligible borrowers. VA loan limits may affect purchasing power in Broward's higher-priced submarkets.
For loan amounts exceeding conforming limits — very relevant in coastal Fort Lauderdale and Hollywood where median prices are above the conforming limit. Available for primary residences, second homes, and investment properties. Higher credit, reserve, and documentation requirements apply.
South Florida — and Broward County in particular — has a significant international buyer community. Foreign national programs are available for non-U.S. citizens purchasing in Florida. ITIN lending serves borrowers without Social Security numbers. These programs typically require higher down payments and have different documentation requirements.
Florida Housing Finance Corporation and Broward County programs may offer down payment and closing cost assistance for eligible buyers. In Broward's price environment, these programs can be valuable — but income limits and purchase price caps apply. Homebuyer education is typically required.
All programs are subject to borrower qualification, property eligibility, and applicable guidelines. This is not a commitment to lend. Terms may change. Contact me for a personalized assessment.
Whether you're moving from a condo to a single-family home, relocating within Broward, or switching from coastal to inland — the financing strategy requires careful coordination.
Broward County values have appreciated significantly in recent years. Your equity — market value minus mortgage balance — minus selling costs determines your net proceeds for the next down payment. I do not perform CMAs; contact a licensed Realtor for a property valuation.
Your Realtor, Loan Officer, title company, and insurance agent should work together. If you're moving from a beach condo in Hollywood to a single-family home in Pembroke Pines, the insurance profile changes dramatically — plan for it early.
We'll assess your qualification for the next mortgage while your current home is still owned. Your DTI will reflect both payments unless we document that your current home is under contract. This is especially important in Broward, where the cost difference between your current and next home may be significant.
Lower financial risk. But temporary housing in Broward can be expensive — and seasonal demand can make short-term rentals harder to find. Budget for this transition period.
Requires qualifying with both mortgage payments. In Broward's price ranges, carrying two payments can be significant. Bridge financing or a HELOC may be available depending on equity.
Both transactions close the same day. Title companies in Broward County are experienced with this — but backup plans are essential.
If you're selling a condo to buy a single-family home, your monthly costs may shift significantly — lower HOA fees but potentially higher insurance and maintenance. Budget for the full picture.
Authorized to originate mortgages in Florida and Massachusetts through HomeSÍ Powered by Supreme Lending (NMLS #2129).
Broward County has one of Florida's most diverse populations. I explain mortgage terms clearly in the language you're most comfortable with. Hablo español con fluidez profesional.
I understand how flood zones, condo requirements, wind insurance, and international buyer programs affect your mortgage across Broward County — from Weston to the beach.
Conventional, FHA, VA, Jumbo, Foreign National, ITIN, DPA, DSCR, and more — through a company with access to 50+ lending partners.
Phone, video, or in-person by appointment. Evening and weekend consultations available.
HomeSÍ Powered by Supreme Lending — 14801 Quorum Drive, Dallas, TX 75254. State licensing: supremelending.com/State-Licensing
No cost. No obligation. Just information.
Municipal services and permits
County services and records
Property records, tax estimates, Homestead Exemption
Property tax payments
School zones and district information
Check flood zone by property address
Down payment assistance programs
Mortgage guides and borrower resources
External links provided for convenience. We do not control or endorse these third-party websites.
Whether you're a first-time buyer in Pembroke Pines, evaluating a condo on Fort Lauderdale Beach, or planning a sell-and-buy transition in Weston — let's have a conversation about your specific situation.
José Manuel Arango · NMLS #20136 · HomeSÍ Powered by Supreme Lending ·
NMLS #2129
617-416-7856
·
jose.arango@supremelending.com
Legal Disclosures: This page is for informational and educational purposes only and does not constitute a loan offer, approval, rate quote, or commitment to lend. All loan programs are subject to borrower qualification, property eligibility, and underwriting guidelines. Terms, conditions, rates, and fees are subject to change without notice.
José Manuel Arango (NMLS #20136) is a Mortgage Loan Officer licensed in Florida and Massachusetts, employed by HomeSÍ Powered by Supreme Lending (NMLS #2129). Corporate address: 14801 Quorum Drive, Dallas, TX 75254. State licensing: supremelending.com/State-Licensing.
This communication is not intended as legal, tax, real estate, or insurance advice. Consult a qualified professional. José Manuel Arango is not a real estate agent, Realtor, or property appraiser and does not provide property valuations or listing services.
Housing market data sourced from publicly available information including Broward-Palm Beaches-St. Lucie Realtors, Florida Realtors, U.S. Census Bureau, FEMA, and local government agencies. Data consulted August 2025. Individual transactions vary significantly from median figures.
Equal Housing Lender. NMLS Consumer Access: www.nmlsconsumeraccess.org. All loans subject to credit approval.