Home Loans in Broward County, FL

About Broward County

Broward County occupies the middle of Florida's southeast coast, between Palm Beach County to the north and Miami-Dade County to the south. Beaches and the Intracoastal Waterway line the eastern edge, and Everglades water conservation areas managed by the South Florida Water Management District lie beyond the western suburbs. Fort Lauderdale is the county seat, and the county has 31 municipalities, from oceanfront towns such as Lauderdale-By-The-Sea and Hillsboro Beach to inland suburbs such as Pembroke Pines, Miramar, Coral Springs and Weston. Nearly all residents live inside a city or town, so permits, building rules and code enforcement for most addresses come from the municipality rather than the county.

Port Everglades, a seaport shared by Fort Lauderdale, Hollywood and Dania Beach, gives the coast a working waterfront alongside its residential canals. The National Hurricane Center concluded that parts of Broward likely had Category 2 hurricane conditions from Wilma in October 2005, and it expected the upper floors of South Florida's many high-rise buildings to have felt stronger winds than were measured near the ground.

For a buyer, three questions come up early: which city or town governs the address, how the lot or building handles flood and wind, and, for a condominium, what the association's inspection and reserve records show. How housing help is split between the county and its cities is covered in the questions below.

Quick facts

County seat: Fort Lauderdale
Region: Southeast Florida
Population: 1,993,535; 2025 · University of Florida BEBR, Florida Estimates of Population 2025
2026 conforming loan limit: $832,750; One-unit home · FHFA
2026 FHA loan limit: $667,000; One-unit home · HUD
Geography: Atlantic shoreline with the Intracoastal Waterway behind the beach towns
Everglades water conservation areas along the western side of the county
Port Everglades, a seaport spanning Fort Lauderdale, Hollywood and Dania Beach
Housing types: High-rise and mid-rise condominium buildings
Single-family neighborhoods in coastal and inland cities
Townhome communities
Waterfront homes on canals and the Intracoastal Waterway
Major industries: Nursery, greenhouse, floriculture and sod is the largest category of farm sales in USDA's 2022 Census of Agriculture profile

Figures show their source and year. Confirm details with the county offices.

Housing in Broward County

Broward's housing runs from condominium towers beside the ocean and the Intracoastal Waterway to single-family subdivisions and townhome communities in the inland suburbs. Condominium and cooperative buildings of three habitable stories or more are numerous enough that the state's inspection and reserve rules are a routine part of a purchase. Because almost all land is inside a municipality, the city or town building office normally issues permits and applies flood-elevation and wind rules, so two similar homes a few miles apart can face different local requirements.

A building under 30 years old may not yet have had its first milestone inspection, but a structural integrity reserve study follows its own schedule of at least every 10 years from the condominium's creation, so ask whether one has been done. Owners who plan to rent a unit should read the association's governing documents first, because each community sets its own leasing rules. In older multi-story buildings, the inspection summary is a good place to start.

Financing in Broward County

FHA loans

FHA and VA each review condominium projects on their own terms. HUD publishes a search page showing whether a Broward project is FHA-approved, and a building that is not listed may still be financed another way, such as a conventional or non-warrantable condo loan. VA eligibility rests on the borrower's service, not on the address. With so many condominium buildings in the county, ask a loan officer early which financing routes fit the building, before paying for an appraisal.

Jumbo loans

Broward's 2026 conforming loan limit and FHA limit appear in this guide's quick facts. A loan above the conforming limit is a jumbo loan, which many lenders review more closely for assets, reserves and the appraisal. For 2026, Broward's conforming limit equals FHFA's national baseline, so there is no high-balance conforming tier here. Larger waterfront homes and some condominium units can land above the limit, so a loan officer can say early whether a conforming or jumbo route fits the purchase.

Investor and DSCR loans

Buyers planning to rent a Broward property can look at investment-property loans, including DSCR loans that weigh the property's rental income. Condominium associations and some neighborhood associations set their own leasing rules, so read the declaration and any rental limits before relying on rent. Lenders differ on reserves and documentation, and a loan officer can compare options for the specific property.

Condominiums

Condominium and cooperative buildings of three habitable stories or more fall under two state rules. A milestone inspection is due by December 31 of the year the building turns 30, then every 10 years, and a local enforcement agency can move the first one to 25 years where conditions such as salt water justify it (s. 553.899). A structural integrity reserve study is required at least every 10 years (s. 718.112, for condominiums and s. 719.106, for cooperatives). Ask the association for the inspection summary, the reserve study, the budget and any special assessment or loan for repairs. A lender reviewing the project may ask for the same papers.

Flood zones and flood insurance

Broward evacuation zones come from county Emergency Management and the state's Know Your Zone map, while FEMA's Map Service Center shows flood zones. They answer different questions, so check both for any address. Federal rules require flood insurance on a mortgage from a federally regulated or insured lender when the building is in a mapped high-risk area, and most homeowners policies leave flood out. A new flood policy usually carries a 30-day wait unless it is bought in connection with the mortgage. In the North Beach System Unit on the CBRS Mapper, FHA, VA and USDA loans are not allowed and federal flood insurance is limited; ask about conventional loans.

Homeowners insurance

Homeowners insurance and flood insurance are separate policies, so a Broward buyer may need quotes for both before closing. Ask an insurance agent early about the roof, the building's age and any wind-mitigation features, since Florida law requires insurers' residential rate filings to include discounts, credits or deductible reductions for qualifying wind-mitigation features (s. 627.0629, F.S.). The state's My Safe Florida Home program offers wind-mitigation inspections and grants for approved upgrades to eligible homeowners, though funding and eligibility change from year to year.

Homestead exemption

Homestead filings go to the Broward County Property Appraiser. A buyer who owns the home and makes it a permanent residence by January 1 can apply by March 1 of that year, and the exemption lowers the taxable value. A purchase generally ends the seller's Save Our Homes assessment limit, so the property is reassessed at just value the following January 1, while a buyer moving from another Florida homestead may be able to transfer all or part of that benefit if the new homestead is established within three years of January 1 of the year the old one was abandoned. The office can say what documents to bring.

Local homebuyer assistance

SHIP help in Broward depends on the address. The county's 2025 to 2028 plan is written jointly with Coconut Creek, Margate and Weston, while Florida Housing's list shows separate plans for Coral Springs, Davie, Deerfield Beach, Fort Lauderdale, Hollywood, Lauderhill, Miramar, Pembroke Pines, Plantation, Pompano Beach, Sunrise and Tamarac. The county's Housing Finance Division says the lender submits the application for the buyer, there is no online application, and a county flyer shows which cities still have funds. Funds are limited and availability changes.

Cities, towns and communities

Fort LauderdaleCityCounty seatCounty seat; part of Port Everglades lies within the city, and Florida Housing lists a separate city SHIP plan.
Pembroke PinesCityLarge suburban city in southwest Broward with its own city SHIP plan on Florida Housing's list.
HollywoodCityAtlantic coast city in southeast Broward; part of Port Everglades lies within it, and it has its own SHIP plan.
MiramarCitySouthern Broward city near the Miami-Dade line, with its own city SHIP plan.
Coral SpringsCityNorthwest Broward city with its own SHIP plan; Parkland lies to its north.
Pompano BeachCityNortheast coast city with its own SHIP plan.
PlantationCityCentral Broward city with its own SHIP plan.
SunriseCityCentral-west Broward city with its own SHIP plan.
Deerfield BeachCityCoastal city at the north end of the county, near the Palm Beach County line, with its own SHIP plan.
LauderhillCityInland city in central Broward with its own SHIP plan.
TamaracCityInland city in north-central Broward with its own SHIP plan.
WestonCitySouthwest Broward city and a partner in the county's 2025 to 2028 SHIP plan.

Show all 31

MargateCityInland city in northern Broward and a partner in the county's SHIP plan.
Coconut CreekCityCity in northern Broward next to Margate, Coral Springs and Pompano Beach; a partner in the county's SHIP plan.
Oakland ParkCityCity just north of Fort Lauderdale on the eastern side of the county.
North LauderdaleCityInland city in north-central Broward, near Tamarac and Margate.
Hallandale BeachCitySoutheast coast city beside the Miami-Dade line.
ParklandCityCity in the northwest corner of Broward, north of Coral Springs and next to Palm Beach County.
Lauderdale LakesCityInland city in central Broward, next to Lauderhill.
Cooper CityCityInland city in southern Broward, between Davie and Pembroke Pines.
Dania BeachCityAtlantic coast city between Fort Lauderdale and Hollywood; part of Port Everglades lies within it.
Lighthouse PointCitySmall city on the Intracoastal Waterway in northeastern Broward, next to Pompano Beach.
West ParkCitySmall city in southeastern Broward near Hollywood and Pembroke Park.
Wilton ManorsCitySmall city in east-central Broward, next to Fort Lauderdale.
DavieTownTown in central Broward with its own SHIP plan on Florida Housing's list.
Hillsboro BeachTownOceanfront town on the barrier island in northeast Broward.
Lauderdale-By-The-SeaTownSeaside town between the Atlantic Ocean and the Intracoastal Waterway, just north of Fort Lauderdale.
Pembroke ParkTownSmall town in southeastern Broward near Hollywood and Hallandale Beach.
Southwest RanchesTownTown in southwestern Broward, southwest of Davie and west of Cooper City.
Lazy LakeVillageTiny village in eastern Broward and the county's smallest municipality in BEBR's 2025 estimate.
Sea Ranch LakesVillageSmall village in northeastern Broward near Lauderdale-By-The-Sea.

Official local resources

Links go to government offices, not to Mortgage by Ruben.

Broward County: common questions

6 questions

Do I apply to Broward County or to my city for SHIP help?

It depends on the city. Florida Housing says to use the city contact first if your city is on its list. Fort Lauderdale, Hollywood, Pembroke Pines and nine other Broward cities and towns are on it. The county's own plan is written jointly with Coconut Creek, Margate and Weston.

How does a buyer apply for Broward County's purchase assistance?

The county's Housing Finance Division page says the lender submits the application for the buyer and that there is no online application. The county posts a flyer showing which cities still have funds. Start with a loan officer who has worked with the program, and ask about homebuyer education.

What should I ask for before buying a Broward condominium that is more than 30 years old?

Ask the association for the milestone inspection summary, the structural integrity reserve study, the current budget and any special assessment or loan for repairs. State law requires the association to give each unit owner the inspector's summary and to post the full report on its website if it must have one. The local building official can confirm the building's inspection status.

What is the difference between phase one and phase two of a milestone inspection?

Phase one is a visual examination by a licensed engineer or architect. If it finds substantial structural deterioration, phase two follows and can include testing. A building with no such finding does not need phase two. The report goes to the association and the local building official, and a summary goes to unit owners, so a buyer can ask to read it.

I am looking at an upper-floor Broward condominium. What should I ask about wind?

After Wilma crossed South Florida in October 2005, the National Hurricane Center concluded that parts of Broward likely had Category 2 conditions. It also expected upper floors of high-rise buildings to have felt stronger winds than those measured near the ground. That does not predict any one building's condition, so ask for inspection history, window and roof records and what the insurance covers.

Where do I look up a Broward property's deed or mortgage, and where are court records?

Deeds and mortgages are official records held by the county's Records, Taxes and Treasury Division, while the Clerk of Courts handles court records. The Property Appraiser's site shows ownership and assessment details for a parcel. The division's recording page explains how a deed is recorded after closing.

Loan programs to explore

Condotel and Non-Warrantable Condo LoansFor condos and condo-hotels outside Fannie Mae and Freddie Mac project rules.
Down Payment Assistance ProgramsGrants and second loans that help with funds to close.
Jumbo LoansFor loan amounts above the conforming limit.
First-Time Homebuyer OptionsOptions and assistance programs for your first home.
DSCR Loans for InvestorsLooks mainly at the property's rent. Documents vary by lender.

Not sure which program fits? Try the program finder or run your own numbers in the calculators.

Browse all loan programs

Neighboring counties

All 67 counties

Local information on this page is general, comes from public sources and can change. Loan programs and eligibility do not depend on the county alone, and this page does not determine them. For current facts about a property, check official sources such as the county property appraiser or assessor and FEMA flood maps. This is not a commitment to lend, and program availability varies by lender.