Your Miami Beach, FL
Mortgage Broker

A local broker who knows Miami Beach block by block

Miami Beach is the most condo-heavy city in Florida and one of the most underwriting-complex mortgage markets in the country. From South of Fifth to the Faena District to North Beach, each section has its own building stock, insurance dynamics, and post-Surfside structural realities. We finance Miami Beach buyers and homeowners every week — from first-time-condo buyers in Mid-Beach to jumbo penthouse buyers at Continuum or 1 Hotel & Homes, to foreign nationals from Venezuela and Argentina, to investors picking up DSCR-financed rentals near Ocean Drive. Didier Latortue (NMLS #1649918) personally reviews every Miami Beach file.

Loan programs available in Miami Beach

• Conventional — 3%–20% down, best rates with 700+ credit. Limited application on Miami Beach because most pricing exceeds the $806,500 Miami-Dade conforming limit, but valid for smaller condos and the few single-family pockets.
• FHA — 3.5% down, credit scores down to 580. Works only in FHA-approved condo buildings — Miami Beach has dozens of FHA-approved buildings but many more that aren’t. We screen same-day.
• VA — 0% down, no PMI. Building must be on the VA-approved condo list, which is narrower than FHA’s. Strong fit for veteran buyers in select buildings.
• Jumbo — the dominant product on Miami Beach. Loans above $806,500. Common at Continuum, Apogee, Murano Grande, ICON, W South Beach Residences, 1 Hotel & Homes, Faena House, Setai Residences, Eden Roc, Fontainebleau, Akoya, Mei, and the high-end Mid-Beach and North Beach towers. Portfolio lenders we work with handle interest-only, asset-depletion, and self-employment income.
• Condo loans — the make-or-break product. Building warrantability varies dramatically by age, structural inspection status, and reserve health. Newer construction generally finances cleanly under conventional or jumbo; older 1960s-80s towers often need non-warrantable portfolio products. We pull HOA financials and milestone-inspection status before you offer.
• DSCR and investor loans — Miami Beach is one of the strongest rental markets in the country, especially short-term rentals where the city’s STR ordinance permits them. DSCR qualifies on projected rent rather than personal income.
• Foreign-national loans — Miami Beach has the highest foreign-buyer concentration of any city in the US. We have portfolio lenders that qualify foreign nationals without US credit history at competitive rates.
• HELOC and cash-out refinance — for tapping equity. Miami Beach condo values have appreciated dramatically post-2020.

Miami Beach neighborhoods we close in regularly

• South of Fifth / SoFi (33139) — ultra high-end condo. Continuum, Apogee, Murano Grande, Portofino. Jumbo + portfolio products.
• South Beach core (33139) — art-deco district, Ocean Drive, Lincoln Road, Flamingo. Condo + jumbo. DSCR for STR-eligible buildings.
• Sunset Harbour (33139) — newer mid-rises, walkable. Conventional + jumbo.
• Mid-Beach & Faena District (33140) — Faena House, 1 Hotel & Homes, Setai Residences. Ultra-jumbo.
• Eden Roc / Fontainebleau (33140) — hotel-residences with rental programs. DSCR + condo-hotel financing nuances.
• Surfside (33154, technically separate but adjacent) — post-Surfside heightened structural scrutiny.
• North Beach (33141) — older oceanfront towers + emerging condo product. Warrantability varies widely.
• Belle Isle, Star Island, Hibiscus Island, Palm Island (33139, 33109) — ultra-luxury single-family. Portfolio + jumbo. Insurance and elevation are the gating factors.
• Bay Harbor Islands & Indian Creek (adjacent) — single-family on private islands. Jumbo.

Miami Beach underwriting realities — what kills deals if you don’t catch them early

After the 2021 Surfside collapse, Florida’s structural-integrity reserves legislation has reshaped condo financing on Miami Beach harder than almost anywhere else. Many pre-1995 oceanfront and Bayfront towers have gone through milestone inspections, received special assessments, or had their warrantability temporarily paused while reserves were rebuilt. We pull the building’s recent HOA financials, special assessment history, milestone inspection report, and master insurance summary before you write an offer — usually within 48 hours. Hotel-residence buildings (Faena House, 1 Hotel, Setai, W South Beach) have additional underwriting nuances: rental programs, hotel-management agreements, and condo-hotel classifications that affect which lenders will finance them.

Miami Beach-specific costs you should plan for

• Property tax — Miami-Dade County millage runs roughly 1.0%–1.3% of assessed value. Miami Beach city portion adds a small increment. Homestead exemption (file by March 1) drops $50,000 off taxable value — but only if Miami Beach is your primary residence, which excludes many second-home buyers.
• Hurricane and wind insurance — required by lenders. Miami Beach single-family runs $4,000–$10,000/yr depending on age, roof, elevation, and ocean proximity. Condo HO-6 policies $500–$2,000/yr on top of building master coverage.
• Flood insurance — required for virtually every Miami Beach property; budget $1,000–$5,000+ depending on elevation and zone. Some Star/Hibiscus/Palm Island properties carry $8,000+ flood premiums.
• HOA / condo fees — vary widely. Older mid-rise condos $600–$1,500/month. Newer luxury towers $1,500–$4,000/month. Hotel-residences $2,000–$8,000/month. Star Island estates often have $1,500–$3,000/month HOA on top of taxes. All counts in DTI.
• Florida doc stamps + intangible tax — $0.35 per $100 of note + 0.2% intangible tax. Standard FL closing costs — meaningful at Miami Beach price points.

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 building warrantability check, insurance ranges, and Miami Beach STR ordinance specifics if you’re buying as an investor. Pre-approval is free, soft credit pull only, no obligation.

Turtur Home Loans NMLS #2836215 · Didier Latortue NMLS #1649918 — licensed Florida mortgage broker, serving Miami Beach, Surfside, Bal Harbour, Sunny Isles Beach, Bay Harbor Islands, and all of Miami-Dade, Broward, and Palm Beach County.