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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
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A Miami mortgage broker finds lenders for the city's hardest files: condos in buildings facing new safety-law assessments, foreign national buyers, and jumbo purchases. iQRATE Mortgages (NMLS 1862492) is licensed in Florida and shops more than 100 lenders on complex files, including non-warrantable condo lenders. Miami-Dade's 2026 limits are $832,750 conforming and $667,000 FHA. Deed stamps are $0.60 per $100 here, plus a $0.45 surtax on property other than single-family homes, such as condos. The metro's median listing price was about $490,000 in September 2026. Full-doc loans close in about 17 days.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
Miami's market runs on condos and international buyers. Since the Surfside collapse, Florida's condo safety laws require milestone inspections and fully funded structural reserves, and many buildings have passed large special assessments. That has made many condos "non-warrantable" for Fannie Mae and Freddie Mac. Knowing which lenders still finance a given building, and on what terms, is the job here.
Part of our Florida mortgage broker coverage. We're licensed in Florida under company NMLS 1862492 and work Miami files from our Las Vegas office, closing with local escrow and title.
Neighborhoods and ZIPs we lend in: Brickell (33129, 33130, 33131), Edgewater and Midtown (33137), Coconut Grove (33133), Little Havana (33135), Upper East Side and MiMo (33138), Westchester (33155, 33165), Kendall (33156, 33176, 33183) and Doral (33178).
Florida basics that apply here: the seller customarily pays documentary stamps on the deed ($0.70 per $100; $0.60 in Miami-Dade). The buyer pays two mortgage taxes: doc stamps on the note ($0.35 per $100 of the loan) and intangible tax (0.2% of the loan), or $2,200 on a $400,000 loan. Homeowners insurance, plus flood insurance in many zones, is among the most expensive in the country, and lenders collect the first year's premium plus escrow months, so prepaids are often the biggest part of cash to close. Owner-occupants get the homestead exemption and Save Our Homes (3% cap), but the assessment resets when a home sells. Whole-home rentals of under 30 days need a state DBPR vacation-rental license. Statewide down payment help includes Florida Hometown Heroes (5% of the loan, $10,000–$35,000, when funded) and FL Assist (up to $10,000), plus county SHIP funds.
Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close also includes your prepaids (first-year homeowners insurance, daily interest to month-end, and an escrow deposit for your own future property taxes and insurance) plus your down payment. Prepaids aren't a cost of the loan; they're your own bills paid ahead. In Miami, the first full year of homeowners insurance, flood insurance where required, and the escrow deposit are usually the largest prepaids; in coastal Miami, wind and flood premiums can run several thousand dollars a year on their own. Your actual closing costs depend on county, price and loan type, so we don't quote a one-size range: every line is itemized on your Loan Estimate, and our Bare Bones guarantee means we add no fees of our own. Compare states on our closing costs by state page.
Miami-Dade County: conforming $832,750 and FHA $667,000 for a one-unit home; two-unit FHA is $853,900. Above $832,750 you need a jumbo loan.
Conventional (as little as 3% down for eligible first-time buyers), FHA (3.5% down, 580+ score), VA (no down payment for eligible veterans with full entitlement), jumbo above the conforming limit, DSCR loans that qualify on rent, bank statement loans for self-employed borrowers, asset-based and 1099 loans, and rate-and-term or cash-out refinances. As a broker we compare wholesale lenders, more than 100 on complex files, instead of one bank's menu.
Terms for each are on its own page; see all iQRATE guarantees.
A condo in a building that doesn't meet Fannie Mae or Freddie Mac rules, often because of low reserves, pending special assessments, litigation or too many units owned by one investor. Some lenders still finance them, usually with more down.
Lenders review the building's milestone inspection, structural integrity reserve study and any special assessments. A building that hasn't complied, or has major unfunded repairs, may only qualify for non-warrantable financing.
$0.60 per $100 on the deed, plus a $0.45 surtax on property other than single-family homes, both usually paid by the seller. Buyers pay doc stamps on the note and intangible tax on the mortgage.
Yes. Foreign national loans qualify buyers without U.S. credit or income, usually with 25–30% down and reserves.
$667,000 for a one-unit home in Miami-Dade County. The conforming limit is $832,750.
Not in single-family and duplex (T3 and T4-R) zones. Some other zones allow lodging with a certificate of use, a business tax receipt and a state license.
It depends on the home's age, roof, wind mitigation features and flood zone. Get quotes early, because insurance is often the largest part of Miami prepaids.
Closing costs depend on the price, loan type and county, so yours are itemized on your Loan Estimate rather than quoted as a range. Closing costs are what it costs to get the loan (origination, points, appraisal, escrow and title). Cash to close also includes prepaids and your down payment; in Miami, the first full year of homeowners insurance, flood insurance where required, and the escrow deposit are usually the largest prepaids; in coastal Miami, wind and flood premiums can run several thousand dollars a year on their own.
Most of our loans close in under 30 days. For eligible full-documentation conventional, FHA and VA purchases, our goal is 17 calendar days from signing initial disclosures.
Get My Custom Rate Now · or call (702) 766-3744
iQRATE Mortgages · NMLS 1862492 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in Nevada, California, Texas and Florida. David Ghazaryan, Mortgage Broker, NMLS 1486726. Verify us on NMLS Consumer Access. Equal Housing Opportunity. Programs, rates and terms change and are subject to credit, property and underwriting approval; local facts on this page come from the public sources below and are not legal or tax advice.
More: Florida mortgage broker · DSCR loans · Bank statement loans · Our guarantees · Closing costs by state
