Mortgages for Buyers
Across Miami-Dade County

One broker, every Miami-Dade city

Miami-Dade is Florida’s most populous county and its most economically and culturally diverse mortgage market. You’ll find the full spectrum here — from ultra high-rise condos in Brickell and Sunny Isles to art-deco lofts on Miami Beach, from Coral Gables estates to Hialeah affordable single-family, from Doral new-construction to Pinecrest country-club acreage. Turtur Home Loans closes loans across all of Miami-Dade. Didier Latortue (NMLS #1649918) personally reviews every Miami-Dade file. The 2026 conforming loan limit for Miami-Dade is $806,500 (same as Broward and Palm Beach).

Loan programs available across Miami-Dade

• Conventional — 3%–20% down, best rates with 700+ credit. Fits most Miami-Dade single-family and townhome purchases under $806,500.
• FHA — 3.5% down, credit scores down to 580. Common for first-time buyers in Hialeah, Homestead, Cutler Bay, Kendall, and select FHA-approved condo buildings. We screen FHA building approval same-day.
• VA — 0% down, no PMI. Strong fit for veteran buyers throughout Miami-Dade. Building must be on the VA-approved condo list for high-rise purchases — that list is narrower than FHA’s in Miami.
• Jumbo — for loans above $806,500. The dominant product on Miami Beach, Brickell, Coral Gables, Coconut Grove, Sunny Isles, Bal Harbour, Surfside, Key Biscayne, and Pinecrest. We work with portfolio lenders that handle interest-only, asset-depletion, recent self-employment, and trust-funded buyers.
• Condo loans — critical product in Miami-Dade. The county has more condo buildings than any other in Florida, and the post-Surfside structural-integrity reserves rules have reshaped financing in pre-1995 oceanfront towers. We screen warrantability before you offer, building by building, including HOA financials, special assessment history, and master insurance summary.
• DSCR and investor loans — Miami-Dade has Florida’s strongest rental market, especially short-term rentals on Miami Beach and long-term rentals in Brickell, Edgewater, Wynwood, and Doral. DSCR qualifies on projected rent rather than personal income.
• Foreign-national loans — Miami-Dade has the largest foreign-buyer concentration in Florida. We have portfolio lenders that qualify foreign nationals without US credit history at competitive rates — especially common for buyers from Venezuela, Argentina, Brazil, Colombia, and Mexico.
• Florida Hometown Heroes — teachers (Miami-Dade County Public Schools is the 4th-largest US district), nurses (Jackson Memorial, Baptist Health, Cleveland Clinic Florida), and first responders qualify. Stackable with FHA, VA, or conventional.
• HELOC and cash-out refinance — for tapping equity. Miami-Dade values have appreciated significantly, especially in Coral Gables, Brickell, Miami Beach, and Coconut Grove.

Miami-Dade cities and neighborhoods we close in regularly

• Miami Beach — condo capital. South of Fifth, Mid-Beach, North Beach, Faena District. Building warrantability is the make-or-break factor.
• Brickell — high-rise condo central. DSCR + jumbo + foreign-national dominate.
• Coral Gables — estate properties, Mediterranean architecture. Often jumbo. Strict zoning and historic-property considerations.
• Coconut Grove — waterfront single-family + boutique condos. Jumbo common.
• Aventura — high-rise condo + townhouse. Building warrantability + insurance.
• Sunny Isles Beach & Bal Harbour — oceanfront condo. Jumbo + portfolio + foreign-national. Post-Surfside considerations critical.
• Surfside & Bay Harbor Islands — mix of single-family and condo. Heightened structural scrutiny post-2021.
• Key Biscayne — island community. Often jumbo. Insurance is the gating factor.
• Doral — newer master-planned community. Conventional + FHA + new construction. Strong investor market.
• Hialeah & Hialeah Gardens — affordable single-family. FHA + VA + Hometown Heroes for first-time buyers.
• Kendall, Pinecrest, Palmetto Bay, Cutler Bay — mid-tier to high-end single-family. Mix of conventional and jumbo.
• Homestead & Florida City — the most affordable Miami-Dade. FHA + USDA-eligible in some areas.
• Edgewater, Wynwood, Downtown Miami, Midtown — high-rise condo. Building warrantability + DSCR for investors.
• North Miami & North Miami Beach — mix of affordable single-family and mid-tier condo.

Miami-Dade underwriting realities

Three patterns repeat across the county. First, condo warrantability post-Surfside — Miami Beach, Sunny Isles, Bal Harbour, Brickell, Edgewater, Downtown all have older buildings with structural-reserve issues or special assessments. We screen building-by-building. Second, foreign-national underwriting — Miami-Dade has the highest foreign-buyer concentration in the state, and big-bank lenders often can’t handle the income/asset documentation that comes from outside the US. We have portfolio relationships that do. Third, short-term-rental DSCR — Miami Beach’s STR ordinance varies block-by-block, and lender underwriting differs sharply between long-term and short-term rental DSCR loans. We know which lender goes with which scenario.

Miami-Dade-specific costs you should plan for

• Property tax — Miami-Dade County millage runs roughly 1.0%–1.3% of assessed value, varying by city and municipal services. Homestead exemption (file by March 1) drops $50,000 off taxable value.
• Hurricane and wind insurance — required by lenders. Coastal Miami-Dade runs $3,500–$8,000/yr for single-family, $2,000–$5,000/yr for condos depending on building age, roof, and ocean proximity. Inland Miami-Dade $1,500–$3,500/yr.
• Flood insurance — required east of Biscayne Boulevard in many places and throughout FEMA AE/VE zones. The barrier islands carry meaningful flood exposure.
• HOA / condo fees — Brickell high-rises $1,200–$3,500/month. Miami Beach oceanfront $1,500–$5,000/month. Sunny Isles luxury towers $2,000–$7,000/month. All counts in DTI.
• Florida doc stamps + intangible tax — $0.35 per $100 of note + 0.2% intangible tax on the mortgage. Standard FL closing costs — meaningful at Miami-Dade 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 in your target Miami-Dade city. Pre-approval is free, soft credit pull only, no obligation.

Turtur Home Loans NMLS #2836215 · Didier Latortue NMLS #1649918 — licensed Florida mortgage broker, serving every city in Miami-Dade County (Miami Beach, Brickell, Coral Gables, Coconut Grove, Aventura, Doral, Sunny Isles, Bal Harbour, Surfside, Key Biscayne, Hialeah, Kendall, Pinecrest, Homestead, and more) plus all of Broward and Palm Beach County.