Condo mortgages in Florida — navigating warrantability in a complex market.
Warrantable and non-warrantable financing across Miami, Naples, Fort Lauderdale, Tampa, and every Florida condo market. Post-Surfside SB 4D and reserve expertise.
Warrantable vs. non-warrantable in Florida
A warrantable condo meets Fannie Mae/Freddie Mac guidelines and can be financed with conventional, FHA, or VA at standard pricing. A non-warrantable condo doesn't meet those guidelines and requires portfolio or jumbo financing at higher rates and stricter terms.
Common Florida warrantability issues
- Investor concentration over 35% — common in Miami Beach, Fort Lauderdale, and coastal projects
- Hotel-style or fractional ownership — common in resort and vacation destinations
- Pending litigation — post-Surfside structural concerns have generated significant HOA litigation
- HOA delinquency over 15% — some projects struggling with special assessments
- SB 4D milestone inspection issues — buildings 3+ stories and 30+ years old
- Inadequate reserves — Florida's new reserve funding requirements have triggered special assessments
Warrantable condo financing
Standard conventional, FHA, and VA programs with normal pricing. Requires HOA questionnaire confirming the project meets all guidelines.
Non-warrantable condo financing
Portfolio investors with their own criteria. Typically 20–30% down, rate 0.5–1.5% above conventional, 700+ FICO, and significant reserves.
Key Florida condo markets we serve
Miami Beach, Brickell, Edgewater, Wynwood; Fort Lauderdale Beach, Hollywood Beach, Sunny Isles, Aventura; Naples waterfront; Sarasota downtown and bayfront; St. Pete Beach and downtown; Tampa waterfront; Clearwater Beach; Destin/30A; Panama City Beach; Orlando resort corridor.
Florida condo mortgage FAQs
How do I know if a Florida condo is warrantable?+
We pull the HOA questionnaire and review it against current agency guidelines as the first step in any Florida condo purchase. We identify warrantability issues before you go under contract when possible.
What is a milestone inspection and how does it affect my financing?+
Florida SB 4D requires structural milestone inspections for condos 3+ stories that are 30+ years old. A project with an outstanding milestone inspection or required repairs may not qualify for conventional financing until the inspection is complete and any mandated repairs are made.
Can I get a VA or FHA loan on a Florida condo?+
Yes — but the project must be separately approved for VA or FHA. Many Florida condo projects have not sought or maintained VA/FHA approval. We check project approval status before you make an offer.
What financing is available for non-warrantable Florida condos?+
Portfolio investors who hold the loan in-house. Typically 20–30% minimum down, rates 0.5–1.5% above conventional, and a strong borrower profile (700+ FICO, significant reserves). We have active relationships with multiple non-warrantable condo investors.
Buying a Florida condo?
Send us the project — we'll check warrantability, VA/FHA approval, and price your loan the same day.