Mortgage Broker in Hillsboro Beach, FL

Short answer

The median condo in the Town of Hillsboro Beach sold for $517,500 in Q3 2026, and 10 of the 12 buyers paid cash. QMS Lending is an independent mortgage broker that finances condos on this 3-mile Broward barrier island through 100+ lenders, matching each building's reserves, inspections and insurance to a conventional, jumbo or non-warrantable condo loan.

What condos and homes cost in Hillsboro Beach

12 condos and townhouses closed in Hillsboro Beach in Q3 2026 at a median of $517,500, up 6.7% from a year earlier, per Florida Realtors data published by MIAMI REALTORS (as of November 2026). The average was $533,167. The Broward County condo median was $250,000, so the town runs about twice the county.

Supply is heavy: 66 active listings and 11.2 months of supply, against 10.2 months countywide. Units that did sell went quickly, a median of 78 days to contract, at 93.6% of original list price. Well-priced units in sound buildings move; the rest sit.

The single-family side is a different world. 2 houses sold in Q3 2026 at a median of $28,265,000, with 4 on the market. Those are estate sales on the ocean and the Intracoastal.

The town had 1,987 residents in the 2020 census and 2,428 housing units, 51.9% vacant on census day, which tells you most units are seasonal. Hillsboro Mile (A1A) runs 3.08 miles through the town, which covers about 335 acres. ZIP code 33062.

Florida's condo safety law and Hillsboro Beach buildings

Hillsboro Beach is almost all multi-story condos along a single road, which means the state's condo safety rules shape nearly every financed purchase here. With 10 of 12 Q3 2026 buyers paying cash, many lenders see few recent loans in these buildings, so the review starts from scratch.

Florida Statute 553.899 (2026 version) requires a milestone inspection for condo and co-op buildings three habitable stories or taller by December 31 of the year the building turns 30, then every 10 years. A local building official may move the first one to 25 years for buildings near salt water. Phase one is a visual check by an engineer or architect; if it finds substantial structural deterioration, phase two testing follows, and repairs must start within 365 days of the phase two report.

Statute 718.112 adds the structural integrity reserve study (SIRS): roof, structure, fireproofing, plumbing, electrical, waterproofing and painting, windows and exterior doors, reviewed at least every 10 years. Owner-controlled associations had to finish one by December 31, 2025, or alongside a milestone due by December 31, 2026, and never later than that date. For budgets adopted on or after December 31, 2024, the board cannot waive or cut reserves for those items.

Two relief valves exist. A board may pause or reduce reserve funding for up to two annual budgets (budgets adopted through December 31, 2028) to pay for milestone repairs, with a majority vote of all owners. And reserves may be funded by special assessments, a line of credit or a loan. Either way, the money comes from owners, so read the budget, the SIRS and the last 12 months of board minutes before you sign.

Warrantable, non-warrantable and special assessments

Before a lender funds a condo loan it reviews the building with a condo questionnaire, the budget and the insurance. Fannie Mae's Selling Guide (topic dated August 5, 2026) makes a project ineligible when it needs critical repairs, including unfunded repairs over $10,000 per unit that should be done within 12 months, or when it failed a required state or local safety inspection. Any structural inspection from the last three years must be reviewed.

A special assessment tied to a critical repair that is not yet fixed also makes the project ineligible. Once the work is finished and an engineer documents it, the building can become eligible again.

• Warrantable: a warrantable condo can use conventional financing, and FHA if the project is approved.
• Non-warrantable: a non-warrantable condo needs a non-warrantable condo loan from a portfolio or non-QM lender. Expect more down, more reserves and a full building review.
• Already own and facing an assessment? A HELOC or fixed second mortgage can pay it without touching your first mortgage, subject to credit approval.

Seasonal buildings also raise occupancy questions. If you plan to rent the unit, check the association's leasing rules and tell the lender up front, because investor loans are reviewed differently from a second home.

Financing math at the Hillsboro Beach median

At the $517,500 Q3 2026 median (as of November 2026), a Hillsboro Beach condo sits under both the Broward FHA one-unit limit of $667,000 and the 2026 conforming limit of $832,750.

• Conventional: 20% down is $103,500 and a $414,000 loan. Florida doc stamps on that note ($0.35 per $100) are about $1,449 and intangible tax (2 mills) about $828.
• FHA: only if the building is FHA-approved or the unit qualifies for single-unit approval. Few oceanfront towers here are, so ask before you count on 3.5% down.
• Non-warrantable: for buildings with open critical repairs, heavy litigation or thin insurance. More down and reserves.
• Jumbo: for larger direct-ocean units and the estate homes, where the loan tops $832,750.

Self-employed and retired buyers often qualify with bank statement loans or asset-based income, subject to underwriting.

Flood zones, wind and Citizens

Broward County's current FEMA flood maps took effect July 31, 2024, so a flood zone on an older listing may be out of date. Town code requires lot surveys to show the erosion control line for lots east of A1A and the bulkhead line west of it, with elevations referenced to NGVD 1929. A Broward County sea level rise study found about 10.9 acres (3.24% of the town) vulnerable at one foot of rise, mostly along the shoreline.

On the oceanfront, FEMA maps often show VE zones (coastal high hazard, with wave action) next to the beach and AE zones on the Intracoastal side. If the building is in a special flood hazard area, a lender requires flood coverage. For a condo, that starts with the association's master flood policy; for a house, it is your own policy. An elevation certificate helps price it. Read what a flood zone means for your loan.

Wind is the other big line. Many coastal associations and owners end up with Citizens Property Insurance. Citizens now requires flood insurance on Personal Lines residential policies with wind coverage: since July 1, 2023 in FEMA flood hazard areas, and by dwelling replacement cost elsewhere ($600,000 or more from January 1, 2024, $500,000 from 2025, $400,000 from 2026, all others from January 1, 2027). Condo unit owner policies are excluded, but the association's master policy and your HO-6 still drive your monthly cost. A lender counts dues and insurance in your debt-to-income ratio, so get a quote on the master policy and an HO-6 binder early.

Property taxes and Amendment 3

Hillsboro Beach's operating rate is 3.5000 mills for 2025 and proposed for 2026, per the Broward County Property Appraiser (as of November 2026). Adding the 2026 proposed operating rates for Broward County (5.6658), the school board (3.0460 and 3.2480), Children's Services Council (0.4500), North Broward Hospital District (1.2391), SFWMD (0.2301 combined) and FIND (0.0270) gives about 17.41 mills, or roughly 1.74%. Voted debt and other district levies are extra; check the parcel on bcpa.net.

On a $517,500 condo with no exemptions that is about $9,000 a year. With Florida's homestead exemption ($25,000 off all taxes plus up to $25,722 off non-school taxes, 2025 amount), it drops to about $8,290. The Save Our Homes cap resets at sale.

Amendment 3 passed on November 3, 2026 (about 62%, unofficial until certified). The non-school homestead exemption rises to $150,000 in 2027 and $250,000 in 2028, then indexes to inflation from 2029. Owners who become permanent Florida residents after December 31, 2026 start smaller and reach the full amount in their fifth year of homestead. The cap on non-homestead assessment increases drops from 10% to 5% from January 1, 2027 (non-school taxes). School taxes do not change, and the first bills affected arrive in November 2027. Rough example at today's rates: on that $517,500 homesteaded condo, the bill could fall by about $1,100 in 2027 and $2,200 in 2028. Seasonal owners who keep a home elsewhere do not get homestead, but the 5% cap limits how fast their non-school taxable value can rise.

Read how the homestead exemption works.

Working with QMS Lending in Hillsboro Beach

QMS Lending is an independent mortgage broker in Miami, FL, founded in 2018 (NMLS #1781090) and led by President Michael Fernandez (NMLS #1491775). We compare 100+ lenders, which matters on the coast: condo review rules, flood and wind requirements and jumbo limits differ from lender to lender. We are rated 4.9 stars on 200+ Google reviews and work in English and Spanish.

Before you offer, send us the association budget, the SIRS and milestone summaries, the master insurance declarations and any assessment notice. We will tell you which lenders will review the building and what you need down. Rates vary daily; call 305-425-1990 for today's pricing. All loans are subject to credit approval and underwriting. Office: 3105 NW 107th Ave Ste 400-O6, Doral, FL 33172.

Down payment help for Hillsboro Beach buyers

• Florida Hometown Heroes Up to 5% of the first mortgage ($10,000 to $35,000), 0% deferred second mortgage, for eligible first-time buyers working full time for a Florida employer. Check current funding. ↗

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