Mortgage Broker in Aventura, FL

Short answer

QMS Lending is an independent Miami-area mortgage broker that finances Aventura condos and homes through 100+ lenders, including non-warrantable condo, DSCR and foreign national lenders. In Q2 2026 the median Aventura condo or townhouse sold for $420,000 across 242 sales, while only 12 houses sold at a $1,610,000 median (as of October 2026), so the building review usually decides the loan.

Buying in Aventura: what the numbers look like

Aventura is a condo city. In Q2 2026 it recorded 242 townhouse and condo sales at a median of $420,000, down 16.8% from a year earlier, against only 12 single-family sales at a median of $1,610,000, per Florida Realtors data published by MIAMI REALTORS (as of October 2026). That puts condos at about 95% of sales.

Most Aventura inventory is in mid-rise and high-rise towers along Biscayne Boulevard, Country Club Drive, Turnberry and the island communities such as Williams Island. Many were built in the 1970s through the 1990s, so the building's age, reserves and inspection history drive the loan as much as your credit does.

At the $420,000 median, 10% down means a $378,000 loan, well inside both the FHA and conforming limits if the building qualifies. The houses that do sell are almost always jumbo loans.

Loan limits and property taxes in Aventura

The 2026 FHA limit for a 1-unit home in Miami-Dade County is $667,000 and the 2026 conforming limit is $832,750 (as of October 2026). Loans above $832,750 are jumbo. Both limits apply to the loan amount, not the price. See FHA loan limits in Miami-Dade for 2-4 unit figures.

Aventura's 2025 adopted total millage is 16.7488 mills, about 1.67% of taxable value, with a city rate of 1.7261, per the Miami-Dade Property Appraiser (as of October 2026). That is one of the lower totals in the county. On a $420,000 condo it works out to roughly $7,000 a year before any homestead exemption.

Second-home and investor buyers do not get homestead or the Save Our Homes cap, so plan the escrow on the full assessed value. Add the condo HOA fee and an HO-6 policy to get your real monthly PITI.

Condo approval, milestone inspections and flood in Aventura

For a conventional loan the building must pass Fannie Mae or Freddie Mac project review. Key Fannie Mae tests (as of October 2026): the association budgets at least 10% to reserves, no more than 15% of units are 60+ days late on dues, and there are no critical repairs. Unfunded repairs over $10,000 per unit due within 12 months count as critical. The association answers a condo questionnaire so the lender can check.

Florida Statute 553.899 requires a milestone inspection for condo buildings three habitable stories or taller by December 31 of the year the building turns 30, and the local building official may move that to 25 years for buildings near salt water. Phase two repairs must start within 365 days of the report. Many Aventura towers are in this window, and open special assessments are common.

If a building fails a test, it is non-warrantable, not unfinanceable. A non-warrantable condo loan usually needs a larger down payment and may qualify with full or alternative documentation.

Flood: the City of Aventura says FEMA has designated most of the city a Special Flood Hazard Area, so flood insurance is required on federally related loans for buildings there. The city reports a discount of up to 15% on qualifying NFIP policies through FEMA's Community Rating System (as of October 2026). Check any address on the FEMA Flood Map Service Center.

Loan programs that fit Aventura buyers

• Primary-home buyers: conventional or FHA in warrantable buildings; compare both in FHA vs conventional.
• Second-home buyers from the Northeast and Latin America: conventional second-home financing, or foreign national loans when you have no U.S. credit or income.
• Investors renting units: DSCR loans qualify on the unit's rent, not your tax returns. DSCR is a business-purpose loan.
• Self-employed buyers: bank statement loans use 12 or 24 months of deposits.
• Towers run like hotels: a condotel loan, since Fannie Mae treats projects operated as a hotel as ineligible.

Every lender reviews the building differently. As a broker we can send the same file to several lenders and see which one accepts the project.

Down payment help and working with QMS

Aventura does not run its own buyer assistance program that we could verify, but county and state programs apply. Miami-Dade County offers up to $35,000 at 0%, deferred up to 30 years, for buyers under its income limits; MDEAT's HAP offers up to $28,500; Florida Hometown Heroes offers up to 5% of the loan for eligible workers (as of October 2026). See the list below and our Florida down payment assistance guide.

QMS Lending is an independent mortgage broker in the Miami area, founded in 2018 (NMLS #1781090). Michael Fernandez (NMLS #1491775) and the team compare 100+ lenders, which matters most when the building or the borrower does not fit a bank's box. We are rated 4.9 stars on 200+ Google reviews and work in English and Spanish.

Call QMS Lending at 305-425-1990 for a free quote. Rates vary daily; call for today's pricing. All loans are subject to credit approval. Equal Housing Opportunity.

Down payment help for Aventura buyers

• Miami-Dade County Homebuyer Down Payment Assistance Up to $35,000, 0% deferred up to 30 years, no monthly payment; income under $95,620 (1 person) to $136,500 (4 people); buyer puts in 1% of the price. ↗
• MDEAT Homeownership Assistance Program (HAP) Up to $28,500 (80% AMI or below) or $14,500 (above 80% up to 140% AMI); 0%, forgiven after 20 years of owner occupancy; no purchase price cap; condos eligible. ↗
• Florida Hometown Heroes Up to 5% of the first mortgage, $10,000 minimum and $35,000 maximum; 0%, 30-year deferred second, not forgivable. First-time buyers in eligible occupations (health care, school staff, first responders, child care, military, veterans). Check current funding. ↗

Nearby cities

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