Mortgage Broker in Doral, FL

Short answer

QMS Lending is an independent mortgage broker headquartered in Doral, FL, with 100+ lenders for Doral purchases and refinances. In Q2 2026 the median Doral house sold for $1,022,500 and the median condo or townhouse for $467,500, so Doral buyers use everything from 3.5%-down FHA to jumbo loans above the $832,750 conforming limit.

Buying a home in Doral: what the numbers look like

Doral was incorporated in 2003 and built mostly after 1990: gated single-family communities, townhouses and mid-rise condos. In Q2 2026 the median single-family sale price in the City of Doral was $1,022,500 (69 closed sales) and the median townhouse/condo price was $467,500 (157 sales), per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Condos and townhomes outsell houses more than two to one.

Most Doral house purchases sit above the $832,750 conforming limit, so house buyers look at a jumbo loan or a conventional first plus a second lien. Townhomes and condos sit inside FHA and conventional limits, where first-time buyers usually land.

Doral's zip codes are 33122, 33166, 33172 and 33178, with a slice of 33126. Downtown Doral and CityPlace Doral are the walkable new cores; Doral Isles, Islands at Doral, Grand Bay, Doral Park and Santa Barbara are the established residential pockets.

Loan limits in Miami-Dade County for 2026

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

FHA limits for 2-4 unit properties are $853,900, $1,032,150 and $1,282,700.

In practice: a $467,500 Doral townhouse with 3.5% down is a $451,000 FHA loan, far under the limit. A $1,022,500 house with 20% down is an $818,000 conforming loan; at 10% down it is $920,250 and jumbo, unless we pair an $832,750 first with a second mortgage.

Property taxes, insurance and flood zones in Doral

Doral has one of the lower total millage rates among Miami-Dade cities. The 2025 adopted total millage for the City of Doral is 17.2203 mills, about 1.72% of taxable value, including county, school board, city and special districts (as of October 2026, Miami-Dade Property Appraiser). On a $1,022,500 house that is roughly $17,600 a year before the homestead exemption. Underwriters estimate taxes at your purchase price, not the seller's capped bill, so we recalculate on every pre-approval.

Insurance: most Doral homes were built under the post-Andrew code (1994 onward) or the 2002 Florida Building Code, so impact windows and newer roofs are common and wind-mitigation credits are often available. Order a wind-mitigation report and a 4-point inspection on anything built before 2000.

Flood: Doral is inland and mostly FEMA Zone X (minimal risk) or Zone AH (shallow ponding, 1 to 3 feet). Lenders require flood insurance only in A and AH zones, and AH policies are usually far cheaper than coastal AE or VE. Check the parcel at the FEMA Flood Map Service Center before writing an offer.

Condos in Doral

Doral's condo and townhouse stock is mostly 1995 to 2024 construction: mid-rises around Downtown Doral, Midtown Doral and CityPlace, plus townhouses in gated communities that are legally condos. Young buildings mean fewer milestone-inspection problems than Miami Beach, but reserves and insurance still decide warrantability.

A warrantable condo passes Fannie Mae and Freddie Mac project review: no significant deferred maintenance, no open safety-related special assessments, at least 10% of the budget to reserves, plus insurance and investor-concentration tests. The association answers a condo questionnaire (Fannie Mae Form 1076). Fail an item and the building is non-warrantable: a non-warrantable condo loan with a larger down payment, not a denial.

Florida Statute 553.899 requires a milestone structural inspection for condo buildings of three habitable stories or more at 30 years from the certificate of occupancy (25 years where the local building department requires it near salt water), then every 10 years, plus a structural integrity reserve study (SIRS). Lenders ask for both. In Doral this mostly touches 1990s buildings approaching 30 years.

Two Doral-specific checks: new towers still under developer control fall under new construction condo rules, and communities with a high share of investor-owned units can trip conventional concentration limits.

Down payment help available to Doral buyers

Several programs fit Doral townhouse and condo purchases.

Florida Hometown Heroes: first-time, income-qualified buyers who work full time for a Florida employer (health care, schools, first responders, public safety, child care, military, veterans) may get up to 5% of the first mortgage, $10,000 to $35,000, as a 0% deferred second mortgage repaid at sale or refinance. Funds come in rounds (2025 money ran out in early 2026; a $50 million round opened July 13, 2026), so ask us whether funds are open. Florida Housing also offers FL Assist (up to $10,000, 0% deferred) and HFA Preferred PLUS (3% to 5%, forgiven over 5 years).

Miami-Dade County Down Payment Assistance: up to $35,000 as a 0% deferred loan for first-time buyers living in the county; income caps run from $95,620 (1 person) to $136,500 (4 people) and you put in 1% of the price. MDEAT Homeownership Assistance Program (HAP): up to $28,500 at or below 80% of area median income, or $14,500 up to 140% of AMI, at 0%, forgiven after 20 years, no price cap.

The City of Doral has no program of its own. A $467,500 townhouse fits Hometown Heroes and MDEAT HAP; a $1,000,000 house generally fails the income tests. Every program requires a HUD-approved homebuyer class, so book it early.

Which loan programs fit Doral buyers

Doral has many self-employed, international-trade and foreign-born professional buyers, so the right program is often not a standard W-2 conventional loan.

• Jumbo loans for houses above $832,750, most of the Doral house market; options from 10% down.
• Conventional with 3% to 5% down for townhomes and condos under the limit.
• FHA with 3.5% down and flexible credit, in FHA-approved condo projects only.
• Bank statement loans for business owners; 12 or 24 months of deposits replace tax returns.
• Foreign national loans for buyers without U.S. credit or residency, common for Doral second homes; typically 25% to 30% down.
• DSCR loans for Doral rental condos and townhouses, qualified on the property's rent. DSCR is a business-purpose loan for investment property only.
• Fixed second mortgage or HELOC to stay under conforming on a purchase, or to pull equity from a Doral home.

Why work with a Doral-based broker for Doral

QMS Lending is an independent mortgage broker founded in 2018 at 3105 NW 107th Ave, Suite 400-O6, Doral, FL 33172 (NMLS #1781090). Doral is our home market: our office is off NW 107th Ave near the Dolphin Expressway, and we know the HOA packages, the developer-controlled towers and the appraisers who work Doral comps.

A broker has no single rate sheet: we shop your file across 100+ wholesale lenders, which is how a hard file lands with the lender that wants it. 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 Doral buyers

• Florida Hometown Heroes Up to 5% of the first mortgage, $10,000 to $35,000, 0% deferred second; first-time buyers employed full time by a Florida employer. Funded in rounds. ↗
• Miami-Dade County Homebuyer Down Payment Assistance Up to $35,000, 0% deferred up to 30 years; income caps $95,620 (1 person) to $136,500 (4 people); 1% buyer contribution. ↗
• MDEAT Homeownership Assistance Program (HAP) Up to $28,500 (80% AMI or below) or $14,500 (80% to 140% AMI); 0%, forgiven after 20 years; no purchase price cap. ↗

Nearby cities

MiamiHialeahKendall