Mortgage Broker in Davie, FL

Short answer

In Q3 2026 the median house in the Town of Davie sold for $810,000, $143,000 above the $667,000 FHA limit but under the $832,750 conforming limit, so most Davie buyers use conventional financing and ranch estates often go jumbo. QMS Lending is an independent mortgage broker that shops Davie purchases and refinances across 100+ lenders, in English and Spanish.

Davie home prices: ranches, HOAs and condos

In Q3 2026 the Town of Davie recorded 158 single-family sales at a median of $810,000 (up 3.2% from a year earlier) and 110 townhouse/condo sales at a median of $270,000 (up 3.8%), per Florida Realtors data published by MIAMI REALTORS (as of October 2026). That house median is well above Broward's $645,000.

Davie has three housing markets. West of Flamingo Road are acre-plus ranch and equestrian lots in areas such as Long Lake Ranches and Shenandoah, where horse barns and wide setbacks are common. The middle of town has 1980s-to-2000s HOA subdivisions such as Pine Island Ridge and Forest Ridge. East Davie, near Nova Southeastern University and the college campuses off College Avenue, has older houses, townhouses and garden condos.

At the $810,000 median, a 10% down buyer borrows $729,000 and a 5% down buyer $769,500, both inside the $832,750 conforming limit. A house above roughly $876,600 with 5% down crosses into jumbo.

2026 loan limits for Davie 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.

In Davie the FHA limit rarely fits a house: at the $810,000 median, FHA would need $143,000 down (about 17.7%). FHA works for Davie condos and townhouses, where the $270,000 median is far below the limit, and for the smaller east Davie houses. For median houses the usual choice is a 5% down conventional loan.

Ranch properties add appraisal questions. Lenders value the house, not the horse business, and appraisers need comparable sales of similar acreage. Some western lots use well water and septic, so expect a well water test and possibly a septic inspection.

Property taxes, insurance and flood zones in Davie

Davie's town operating rate was 5.6250 mills for 2025, and the town's FY2027 millage ordinance proposes 5.3392 mills plus 0.0541 voted debt for the 2026 tax year. Davie is split between two hospital districts, so the 2025 combined operating total is roughly 19.6 mills (about 1.96%) in the North Broward Hospital District part of town and about 18.4 mills (1.84%) in the South Broward part (as of October 2026). Those totals add the county (5.6658), school board (6.3200), Children's Services Council (0.4500), water management (0.2301) and FIND (0.0288) operating rates.

Parts of Davie also pay the Central Broward Water Control District or Tindall Hammock district levy, which can add about 0.9 to 1.3 mills. On an $810,000 house, 18.4 to 19.6 mills is roughly $14,900 to $15,800 a year before the homestead exemption. Check the parcel's tax district on bcpa.net.

Insurance: ranch houses with older roofs and outbuildings can be harder to place; carriers usually ask for a 4-point inspection on older homes and a wind mitigation report. Flood: Davie is low, flat and laced with canals, so many parcels sit in FEMA Special Flood Hazard Areas where flood insurance is mandatory, while others are Zone X. Check the parcel at the FEMA Flood Map Service Center before you make an offer.

Condos, townhouses and student-area rentals

About 41% of Q3 2026 Davie sales were condos or townhouses (110 of 268). Most sit in east and central Davie near University Drive, College Avenue and the university campuses.

Buildings of three habitable stories or more need a milestone inspection under Florida Statute 553.899 at 30 years (or 25 where the local official requires it near salt water), then every 10 years; lenders also run the condo questionnaire. Complexes near campus can have high rental ratios, which is a common reason a project is non-warrantable. The fix is a non-warrantable condo loan with a larger down payment, not a denial.

Investors buying near the campuses for rental income often use DSCR loans, which qualify on the property's rent instead of personal income. DSCR loans are business-purpose loans only.

Down payment help and loan programs for Davie buyers

Town of Davie SHIP Purchase Assistance: the town's 2025-2028 housing plan sets a maximum award of $90,000 as a 0% deferred loan, forgiven 10% a year over 10 years, for income-eligible first-time buyers purchasing inside town limits, with a maximum sales price of $679,324. Applications go through a participating lender. As of October 2026 the town lists the program as closed until new funds arrive; call 954-797-1173 to check.

Florida Hometown Heroes: up to 5% of the first mortgage, $10,000 to $35,000, as a 0% deferred 30-year second mortgage for income-qualified first-time buyers in eligible jobs. See our Hometown Heroes guide.

Broward County HPA: price cap $679,324, funds allocated by city (June 2026 flyer). Ask us whether Davie has an open allocation, and see our down payment assistance page.

• Conventional: the default for median Davie houses.
• Jumbo loans: for ranch estates and newer western Davie houses above $832,750.
• FHA: for condos, townhouses and east Davie houses under $667,000.
• VA loans: 0% down for eligible veterans.
• Bank statement loans: for self-employed buyers, including equestrian and trade business owners.
• Construction loans: for buyers building on a western Davie lot.

Working with QMS Lending on a Davie purchase

QMS Lending is an independent mortgage broker in Miami, FL, founded in 2018 (NMLS #1781090). Davie is next door to western Miami-Dade, and we regularly handle Broward ranch appraisals, well and septic conditions and HOA questionnaires. 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 Davie buyers

• Town of Davie SHIP Purchase Assistance Up to $90,000, 0% deferred, forgiven 10% a year over 10 years; first-time, income-eligible buyers inside town limits; max price $679,324. Listed as closed pending funds (954-797-1173). ↗
• 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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