Mortgage Broker in Kendall, FL

Short answer

QMS Lending is an independent mortgage broker 25 minutes from Kendall with 100+ lenders for houses, townhomes and condos across east and West Kendall. In Q2 2026 medians ranged from $660,000 in Kendall West to $1,100,000 in east Kendall for houses and $290,000 to $372,500 for condos, so most Kendall buyers stay under the $832,750 conforming limit and pay the county's low 1.69% unincorporated tax rate.

Buying a home in Kendall: what the numbers look like

Kendall is not a city. It is a group of unincorporated Miami-Dade neighborhoods, and prices differ sharply east to west. In Q2 2026 the Kendall census area (east of the Turnpike, around Dadeland and North Kendall Drive) had a median single-family price of $1,100,000 (83 sales) and a condo median of $372,500 (91 sales). Kendale Lakes came in at $673,500 for houses and $325,000 for condos; Kendall West at $660,000 and $290,000, per Florida Realtors data published by MIAMI REALTORS (as of October 2026).

East Kendall (33143, 33156, 33176) means 1950s-to-1970s ranch houses on large lots near Dadeland, Pinecrest and Baptist Hospital, plus the Dadeland condo towers. West Kendall (33175, 33183, 33186, 33193, 33196) is 1980s-to-2000s subdivisions: Kendall Lakes, The Hammocks, Lakes of the Meadow, Country Walk, Three Lakes, The Crossings and Devon Aire, with lower prices and HOA-governed townhomes.

For financing, that means an east Kendall house is often a jumbo or a conforming-plus-second structure, while a West Kendall house at $660,000 with 5% down is a $627,000 conventional loan, and most Kendall condos fit FHA with room to spare.

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.

At the east Kendall median of $1,100,000 with 20% down the loan is $880,000, jumbo by $47,250; a slightly larger down payment or a conforming first plus a second mortgage keeps it conforming. West Kendall purchases almost always stay under both limits.

Property taxes, insurance and flood zones in Kendall

Because Kendall is unincorporated, you pay the county's Unincorporated Municipal Service Area (UMSA) rate instead of a city rate. The 2025 adopted total millage for unincorporated Miami-Dade is 16.9317 mills, about 1.69% of taxable value, the lowest total of any area on this site (as of October 2026, Miami-Dade Property Appraiser). On a $660,000 West Kendall house that is roughly $11,200 a year before the homestead exemption, estimated at your purchase price.

Insurance: 1950s-to-1970s east Kendall houses need a 4-point inspection and often a roof under 15 to 20 years old; West Kendall homes built after 1994 usually carry wind-mitigation credits. Many West Kendall subdivisions also carry HOA dues of $100 to $400 a month that count in your debt-to-income ratio.

Flood: most of Kendall is FEMA Zone X, with Zone AH pockets along the C-100 canal system and in parts of West Kendall and Kendale Lakes. Flood insurance is mandatory only in A and AH zones. Check the parcel at the FEMA Flood Map Service Center.

Condos in Kendall

Kendall condos split into the Dadeland towers (1970s to 2000s high-rises along Kendall Drive and US-1) and hundreds of two- and three-story garden complexes and townhouse associations across West Kendall. The garden complexes are where reserve and FHA-approval problems are most common.

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. Two-story Kendall garden buildings are exempt; the Dadeland towers and three-story complexes from the 1970s and 1980s are not.

Before you offer on a Kendall condo we check HUD's FHA-approved list and the association's budget, reserves and pending assessments. If it fails, a 3% to 5% down conventional or a non-warrantable condo loan usually still works.

Down payment help available to Kendall buyers

Kendall has no city government, so the county and state programs are the whole menu, and they fit West Kendall prices well.

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.

A West Kendall house at $660,000 with Hometown Heroes (5% of a 3.5%-down FHA loan is about $31,800) covers most of the down payment. MDEAT HAP has no price cap, so it also works in east Kendall if income is under 140% of AMI.

Which loan programs fit Kendall buyers

• Conventional with 3% to 5% down: the default for West Kendall houses and townhomes under $832,750.
• FHA with 3.5% down: for buyers with lower scores or higher debt ratios, and for FHA-approved condos.
• VA loans with 0% down for veterans and service members; Kendall's price range fits VA well.
• Jumbo loans or a conforming first plus fixed second: for east Kendall and Pinecrest-border houses above the limit.
• Bank statement loans: for Kendall's many self-employed buyers.
• HELOC: Kendall homeowners who bought in the 2010s often have large equity and low first-mortgage rates; a HELOC funds renovations without refinancing.
• DSCR loans: for investors buying Kendall rental townhomes on the property's rent; business-purpose only.

Why work with a Doral-based broker for Kendall

QMS Lending is an independent mortgage broker founded in 2018 at 3105 NW 107th Ave, Suite 400-O6, Doral, FL 33172 (NMLS #1781090). Kendall is about 25 minutes south of our office on the Turnpike or the Palmetto. We know which West Kendall associations are FHA-approved and how to structure an east Kendall purchase to stay under the conforming limit.

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 Kendall 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

Coral GablesDoralHomesteadMiami