Mortgage Broker in Coral Springs, FL

Short answer

In Q3 2026 the median Coral Springs house sold for $705,000, just above the $667,000 FHA limit and well inside the $832,750 conforming limit, so most buyers here finance with 5% down conventional or FHA with about 5.4% down. QMS Lending is an independent mortgage broker that shops Coral Springs purchases and refinances across 100+ lenders, in English and Spanish.

Coral Springs home prices and housing stock

In Q3 2026 the City of Coral Springs recorded 226 single-family sales at a median of $705,000 (up 3.5% from a year earlier) and 102 townhouse/condo sales at a median of $236,250 (up 7.4%), per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Broward's countywide medians were $645,000 and $250,000.

Coral Springs is a planned suburb built mostly from the 1970s through the 1990s: concrete-block houses on HOA streets, with gated golf communities such as Eagle Trace and Cypress Run at the top and older areas such as Ramblewood, Maplewood and Running Brook nearer the median. Condos are mostly low-rise garden complexes, which is why the condo median is about a third of the house median.

At the $705,000 median, a 10% down buyer borrows $634,500, inside both limits. With 5% down the loan is $669,750, which fits conforming but not FHA. A $236,250 condo with 3.5% FHA down is about $228,000, if the complex is FHA-approved.

2026 loan limits for Coral Springs buyers

The 2026 FHA limit for a 1-unit home in Broward County is $667,000 and the 2026 conforming (Fannie Mae / Freddie Mac) limit is $832,750 (as of October 2026). Above $832,750 the loan is jumbo. Both limits cap the loan amount, not the price. See our Broward and Miami-Dade FHA limit page.

The FHA ceiling is the one Coral Springs buyers hit. On a $705,000 house the largest FHA loan is $667,000, so FHA needs $38,000 down (about 5.4%), not 3.5%. Many median buyers compare that with a 5% down conventional loan, which has no upfront mortgage insurance premium and lets PMI drop off later. Our FHA vs conventional guide walks through the math.

Gated golf-course houses in Eagle Trace and similar communities often price above $1,000,000 and land in jumbo territory.

Property taxes, insurance and flood zones in Coral Springs

Coral Springs' city operating rate is 6.0232 mills, unchanged for 2025. Adding the Broward County (5.6658), school board (6.3200), North Broward Hospital District (1.2422), Children's Services Council (0.4500), South Florida Water Management District (0.2301) and FIND (0.0288) operating millages brings the combined 2025 rate to roughly 20.0 mills, about 2.0% of taxable value (as of October 2026). That sum excludes voted debt and any neighborhood district levy, so treat it as approximate. On a $705,000 house that is roughly $14,100 a year before the homestead exemption, estimated at your purchase price.

Insurance: most Coral Springs houses date from the 1970s to 1990s, so carriers usually want a 4-point inspection on the older ones and a wind mitigation report on all of them; a roof near the end of its life is the most common problem we see. Shutters or impact windows can lower the windstorm premium noticeably.

Flood: Coral Springs is inland and much of it is FEMA Zone X, where flood insurance is optional, but lots on the city's lakes and canals can fall in a Special Flood Hazard Area where it is mandatory. Check the exact parcel at the FEMA Flood Map Service Center before you write the offer, and see what a flood zone means for your loan.

Coral Springs condos and townhouses

About 31% of Q3 2026 Coral Springs sales were condos or townhouses (102 of 328). Most are 1970s and 1980s garden-style complexes of one to three stories, plus newer townhouse HOAs.

Florida Statute 553.899 requires a milestone structural inspection only for condo buildings of three habitable stories or more, at 30 years from the certificate of occupancy (or 25 years where the local building official requires it near salt water), then every 10 years. Many one- and two-story garden buildings here fall outside that rule, but lenders still run the full project review.

That review is the condo questionnaire: reserves, insurance, delinquencies, litigation, investor concentration and any special assessment. A complex that fails is non-warrantable, and you would use a non-warrantable condo loan with a larger down payment. FHA also requires the complex to be on its approved list or to qualify for single-unit approval. Ask for the questionnaire early; it decides which loan you can use.

Down payment help and loan programs for Coral Springs buyers

City of Coral Springs Purchase Assistance Program: the city's Community Development division offers down payment and closing cost assistance to eligible first-time buyers purchasing in Coral Springs. Award amounts and open dates change with each funding year, so call City Hall at 954-344-1000 before you count on it.

Florida Hometown Heroes: income-qualified first-time buyers in eligible jobs may get up to 5% of the first mortgage, $10,000 to $35,000, as a 0% deferred 30-year second mortgage, due at sale or refinance. More in our Hometown Heroes guide.

Broward County HPA: the county caps the price at $679,324 and allocates funds city by city, first-come, first-qualified (June 2026 flyer). Ask us whether Coral Springs has an open allocation. See all options on our Florida down payment assistance page.

• Conventional with 5% down: the default for median houses.
• FHA: for buyers with lower credit scores; plan on about 5.4% down at the median.
• VA loans: 0% down for eligible veterans.
• Bank statement loans: for self-employed buyers whose tax returns understate income.
• DSCR loans: for investors buying rentals on the property's rent; business-purpose only.

Working with QMS Lending on a Coral Springs purchase

QMS Lending is an independent mortgage broker in Miami, FL, founded in 2018 (NMLS #1781090). We work Coral Springs HOA and condo questionnaires, 4-point and wind mitigation reports and Broward title files regularly from our office in Doral. Broward files close by e-sign and phone the same way our Miami-Dade files do.

A broker has no single rate sheet: we shop your file across 100+ wholesale lenders. The team is bilingual (English and Spanish), led by Michael Fernandez, NMLS #1491775, President; licensed in Florida (and Georgia and Colorado through December 31, 2026); 4.9 stars across 200+ Google reviews. Rates vary daily; call 305-425-1990 for today's pricing. Subject to credit approval. Equal Housing Opportunity.

Down payment help for Coral Springs buyers

• City of Coral Springs Purchase Assistance Program Down payment and closing cost help for eligible first-time buyers purchasing in Coral Springs; amounts and open dates vary by funding year. City Hall 954-344-1000. ↗
• Florida Hometown Heroes Up to 5% of the first mortgage, $10,000 to $35,000, as a 0% deferred 30-year second mortgage; first-time, income-qualified buyers in eligible jobs (health care, schools, first responders, child care, military, veterans). Funded in rounds. ↗
• Broward County Homebuyer Purchase Assistance (HPA) County-run; max price $679,324; income limits $71,000 (80% AMI) to $106,440 (120% AMI) for one person; funds allocated city by city, first-come first-qualified (June 2026 flyer). ↗

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