Your Pembroke Pines, FL
Mortgage Broker

A local broker who knows Pembroke Pines block by block

Pembroke Pines is the second-most-populous city in Broward and one of the most master-planned-community-heavy cities in South Florida. From Pembroke Falls to Spring Valley to SilverLakes to Grand Palms, the city’s housing stock skews newer, family-oriented, and well-suited to conventional financing. We work Pembroke Pines buyers and homeowners every week — from Memorial Hospital West nurses pre-approving on a Pembroke Lakes townhome, to families upsizing into Pembroke Falls, to teachers using Florida Hometown Heroes. Didier Latortue (NMLS #1649918) personally reviews every Pembroke Pines file.

Loan programs available in Pembroke Pines

• Conventional — the dominant program here. 3%–20% down, best rates with 700+ credit. The right fit for most Pembroke Falls, SilverLakes, Spring Valley, Grand Palms, and Pembroke Lakes single-family or townhome purchases under $806,500 (2026 Broward conforming limit).
• FHA — 3.5% down, credit scores down to 580. Common for first-time buyers in older Pembroke Pines (33024, 33025) and townhouse communities. We check FHA approval per townhouse HOA same-day.
• VA — 0% down, no PMI. Plenty of Pembroke Pines buyers are active military or veterans; this city has a strong military demographic. VA finances cleanly on single-family throughout.
• Jumbo — for loans above $806,500. Common in Pembroke Falls’ larger sections, Grand Palms estates, and the upscale Chapel Trail communities.
• Florida Hometown Heroes — Pembroke Pines has high concentrations of teachers, nurses (Memorial Hospital West), and first responders. Stackable with FHA, VA, or conventional, up to 5% of the loan amount as a 0% second mortgage.
• DSCR and investor loans — for long-term rental properties in Pembroke Pines (the city restricts short-term rentals). Qualifies on projected rent.
• HELOC and cash-out refinance — for tapping equity in your current Pembroke Pines home for renovations, college tuition, investment, or debt consolidation.

Pembroke Pines neighborhoods we close in regularly

• Pembroke Falls (33028, 33029) — large master-planned community, single-family + townhomes. Conventional dominates. HOA is active and well-funded.
• SilverLakes (33029) — established gated community, larger single-family. Conventional + jumbo.
• Spring Valley (33024, 33025) — older established neighborhood. Conventional + FHA fit well.
• Grand Palms (33027) — country club community. Often jumbo.
• Pembroke Lakes & Pembroke Lakes South (33026) — townhomes + single-family, central location. FHA and conventional both work.
• Chapel Trail (33029) — upscale single-family in the western section. Conventional + jumbo.
• Walnut Creek, Towngate (33028) — townhouse + single-family mix, family-friendly. FHA + conventional.
• Eastern Pembroke Pines (33024) — older affordable single-family and townhomes. Strong fit for FHA, VA, and Hometown Heroes-assisted first-time buyers.

Pembroke Pines-specific underwriting realities

Most of Pembroke Pines is 1980s-2000s construction in well-funded HOA communities, which means the underwriting headaches are minimal: roof age on the older homes, HOA delinquency rates in some townhouse associations, and occasional appraisal-comp shortages in rapidly-evolving subdivisions. We pre-screen HOA financials and townhouse warrantability when applicable. The city has very few condo buildings, so the post-Surfside structural-integrity issues that affect coastal Broward almost never come up here.

Pembroke Pines-specific costs you should plan for

• Property tax — Broward millage roughly 1.0%–1.3% of assessed value. Pembroke Pines city portion is competitive. Homestead exemption (file by March 1) drops $50,000 off taxable value.
• Hurricane and wind insurance — required by lenders. Budget $1,800–$4,000/yr for single-family depending on age and roof. Inland-Broward pricing is generally below coastal.
• Flood insurance — most of Pembroke Pines is in FEMA X zone, so flood insurance is rarely required — a meaningful cost advantage. Some sections of Chapel Trail / 33029 carry partial AE-zone exposure.
• HOA fees — Pembroke Falls runs $300–$500/month. SilverLakes $400–$700. Grand Palms $500–$900. Townhouse HOAs $200–$400. All count in your DTI.
• Florida doc stamps + intangible tax — $0.35 per $100 of note + 0.2% intangible tax. 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 Pembroke Pines HOA fees and insurance ranges. Pre-approval is free, soft credit pull only, no obligation.

Turtur Home Loans NMLS #2836215 · Didier Latortue NMLS #1649918 — licensed Florida mortgage broker, serving Pembroke Pines, Miramar, Davie, Cooper City, and all of Broward and Palm Beach County.