Your Coral Springs, FL
Mortgage Broker

A local broker who knows Coral Springs block by block

Coral Springs was master-planned from the ground up in 1963 by Coral Ridge Properties. The result is a city that finances cleanly: predominantly single-family, strong schools, low crime, family-oriented zoning, and very few of the condo-warrantability headaches that hit the coastal Broward cities. We work Coral Springs buyers and homeowners every week — from first-time buyers stretching for a townhome on the east side of University Drive, to families upsizing into Heron Bay or Eagle Trace, to teachers and Marjory Stoneman Douglas-zone parents using Florida Hometown Heroes. Didier Latortue (NMLS #1649918) personally reviews every Coral Springs file.

Loan programs available in Coral Springs

• Conventional — the dominant program here. 3%–20% down, best rates with 700+ credit. The right fit for most Country Club Section, Whispering Woods, Hidden Hammocks, and Coral Bay single-family purchases under $806,500 (2026 Broward conforming limit).
• FHA — 3.5% down, credit scores down to 580. Common for first-time buyers in older Coral Springs (33063, 33065) and select townhouse communities. We check FHA approval per townhouse association when applicable.
• VA — 0% down, no PMI. Plenty of Coral Springs buyers commute to the Naval Reserve Center in Pompano or are military retirees. VA is one of the cleanest products for Coral Springs single-family.
• Jumbo — for loans above $806,500. Common in Heron Bay, Eagle Trace, Country Club, and the larger lots in Cypress Run. Portfolio lenders we work with handle interest-only, asset-depletion, and recent self-employment income.
• Florida Hometown Heroes — Coral Springs has a high concentration of teachers, nurses, and law-enforcement officers who qualify for Florida’s down-payment-assistance program. Stackable with FHA, VA, or conventional first mortgages. Up to 5% of the loan amount as a 0% second mortgage.
• DSCR and investor loans — for long-term rental properties in Coral Springs (the city restricts short-term rentals tightly). Qualifies on projected rent rather than personal income.
• HELOC and cash-out refinance — for tapping equity in your current Coral Springs home for renovations, college tuition, investment, or debt consolidation. Coral Springs values have appreciated steadily over the last decade.

Coral Springs neighborhoods we close in regularly

• Heron Bay (33076) — guard-gated, golf-community, larger homes. Conventional + jumbo dominate.
• Eagle Trace (33071) — established country club neighborhood. Strong values, conventional-friendly.
• Cypress Run, Coral Creek, Whispering Woods (33067) — upscale single-family. Often jumbo.
• Country Club Section & surrounding (33065, 33071) — established mid-tier single-family with golf-community pricing.
• Hidden Hammocks, Coral Bay, Royal Palm (33067, 33071) — family-friendly single-family, conventional + FHA both fit.
• The Trails, Eagle Lake (33065) — townhome and single-family mix, popular with first-time buyers.
• Older Coral Springs east of University Drive (33063, 33065) — affordable single-family + townhomes. Strong fit for FHA, VA, and Hometown Heroes.
• Coral Springs Country Club, Pine Ridge, Maplewood (33071) — established mid-tier single-family with mature trees and lower turnover.

Coral Springs-specific underwriting realities

Because Coral Springs is mostly post-1965 construction and predominantly single-family, the underwriting headaches that affect coastal-Broward condo buyers (post-Surfside structural assessments, master-insurance gaps, building warrantability) almost never come up here. The most common issues we see in Coral Springs are different: tree-root impact on foundations, roof age on 1970s-80s homes in the older zips, and HOA management quality in some townhouse associations. We pre-screen these by pulling the 4-point inspection notes from your insurance agent and reviewing the townhouse HOA financials when relevant. Single-family homes in the newer zips (33076, 33067) almost always finance cleanly.

Coral Springs-specific costs you should plan for

• Property tax — Broward millage runs roughly 1.0%–1.3% of assessed value. Coral Springs city portion is competitive. Homestead exemption (file by March 1) drops $50,000 off taxable value.
• Hurricane and wind insurance — lower than coastal Broward but still required. Budget $1,500–$3,500/yr for single-family depending on age and roof. Older homes (pre-1995) without recent roof replacement run higher.
• Flood insurance — most of Coral Springs is in FEMA X zone (low risk), so flood insurance is rarely required by lenders — a real cost advantage over coastal cities.
• HOA fees — vary widely. Heron Bay runs $400–$700/month. Eagle Trace $300–$500. Smaller HOA communities $100–$300. Townhouse HOAs $150–$400. All count in your DTI.
• Florida doc stamps + intangible tax — $0.35 per $100 of note + 0.2% intangible tax on the mortgage. Standard FL closing costs.

How to start

Fill out the form on this page or call (754) 224-5704. We’ll have a 15-minute conversation, run the numbers, and tell you exactly which loan programs you qualify for and what your real monthly payment looks like — including the Coral Springs HOA costs and insurance ranges that national calculators get wrong. Pre-approval is free, soft credit pull only, no obligation.

Turtur Home Loans NMLS #2836215 · Didier Latortue NMLS #1649918 — licensed Florida mortgage broker, serving Coral Springs, Parkland, Margate, Tamarac, and all of Broward and Palm Beach County.