Mortgage Broker in Lighthouse Point, FL

Short answer

Lighthouse Point's median house sold for $1,510,000 in Q3 2026, far above the $832,750 conforming limit, so most house purchases here are jumbo loans, and most of the city sits on canals that bring flood insurance and seawall costs into the budget. QMS Lending is an independent mortgage broker that compares Lighthouse Point jumbo, conventional and condo financing across 100+ lenders, in English and Spanish.

What homes cost in Lighthouse Point right now

Lighthouse Point recorded 46 single-family sales in Q3 2026 at a median of $1,510,000, down 7.6% from a year earlier, with an average of $2,082,421, per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Sales volume was up 27.8%. Houses took a median 55 days to contract, sellers received 92.6% of original list price, and there were 4.5 months of supply. 20 of the 46 house sales were cash.

The condo market is small and cheap by comparison: 27 townhouse and condo sales at a median of $167,000, down 43.4%, with 17 of 27 paid in cash, a median 99 days to contract and 8.7 months of supply. Sellers received 86.4% of original list price, so there is room to negotiate, but many of these are older co-op and condo buildings that lenders review closely.

The city was incorporated in 1956 as a town and in 1957 as a city, covers about 2.4 square miles and had 10,486 residents in 2020, with a median age of 53.5. Most of it is built on canals dug in the 1950s and 1960s, with ocean access through the Hillsboro Inlet. Subdivisions include Venetian Isles, Hillsboro Isles, Lighthouse Point Estates, Coral Key and Pompano Waterway Estates.

Jumbo math at $1.51 million

The 2026 limits (as of October 2026) are $832,750 conforming and $667,000 FHA for Broward. At the median, a conforming loan would need about $677,250 down, roughly 45%, so most buyers here use a jumbo loan.

• 20% down at the median: $302,000 down, a $1,208,000 jumbo loan.
• Reserves: jumbo lenders usually want several months of payments in reserves after closing, and more for larger loans or second homes.
• Conforming plus second: some buyers keep the first at $832,750 and add a piggyback second or HELOC for the gap.
• Condos at $167,000: small loans, but the building must pass review. Co-ops need a lender that finances co-op shares, and buildings that fail agency review may need a non-warrantable condo loan.

Because 20 of 46 house sales were cash, a financed offer has to look as strong as cash: full underwriting before you shop, a clean appraisal plan and proof of funds. See our Fort Lauderdale jumbo guide.

Lighthouse Point property taxes

Lighthouse Point's operating rate is 4.4207 mills for 2025, and the city proposed the same rate for 2026, per the Florida Department of Revenue Table 1 and the Broward County Property Appraiser. Adding the 2025 final rates for Broward County (5.6658), the school board (6.3200), Children's Services Council (0.4500), the South Florida Water Management District (0.2301 combined), FIND (0.0270) and the North Broward Hospital District (1.2391) gives about 18.4 mills, roughly 1.84% of taxable value (as of October 2026).

On a $1,510,000 purchase that is about $27,700 a year before the homestead exemption, which on a jumbo loan can move your debt-to-income ratio more than the rate does. Check voted debt and non-ad valorem fees on bcpa.net, and budget on your price because the Save Our Homes cap resets at sale.

Canals, flood zones and seawalls

With most homes on canals, flood is the biggest local underwriting item. Broward's current FEMA flood maps took effect July 31, 2024, and the city describes itself as being in a flood-prone area. If the house is in a Special Flood Hazard Area, the lender will require flood insurance, and the premium counts in your payment. Check the address on the FEMA Flood Map Service Center and read what a flood zone means for your loan.

• Elevation certificates: the city Building Department keeps FEMA elevation certificates for some properties, available on request at 954-943-6509. An elevation certificate often drives the flood quote.
• Seawalls: Broward's tidal flood barrier standard requires new or substantially repaired seawalls to reach 5 feet NAVD88, with 4 feet allowed on permits filed before 2035 if designed to reach 5 feet by 2050. Sellers in tidally influenced areas must include a disclosure in the contract.
• Insurance file: get a 4-point inspection and a wind mitigation report on older houses, and an insurance binder early, since jumbo lenders read the policy closely.

Down payment help and local programs

Broward County's HPA program caps the purchase price at $679,324 (June 2026 flyer), below almost every Lighthouse Point house, and the same flyer lists Lighthouse Point with no funds. Condo buyers under the cap should still call 954-357-4943 to check.

Florida Hometown Heroes pays up to 5% of the first mortgage ($10,000 to $35,000) as a 0% deferred second for eligible first-time buyers, subject to its income and loan limits. See our Hometown Heroes guide.

Loan options Lighthouse Point buyers ask about

• Jumbo: the standard loan for canal and Intracoastal homes above $832,750.
• Bank statement loans: common for business owners and self-employed buyers.
• Bridge loans: for buyers who need to close before selling their current home.
• HELOC: for owners funding a seawall, dock or roof without refinancing.
• Foreign national loans: for buyers without U.S. credit buying a second home.
• Conventional: for townhouses and smaller homes under the conforming limit.

Working with QMS Lending in Lighthouse Point

QMS Lending is an independent mortgage broker in Miami, FL, founded in 2018 (NMLS #1781090). We compare your file across 100+ wholesale lenders instead of one bank's menu, and most of the process runs on e-sign and phone, so you do not need to drive to an office.

The team is bilingual (English and Spanish), led by Michael Fernandez, NMLS #1491775, President, and rated 4.9 stars across 200+ Google reviews. Rates vary daily; call 305-425-1990 for today's pricing. Subject to credit approval and property eligibility. Equal Housing Opportunity.

Down payment help for Lighthouse Point buyers

• Broward County Homebuyer Purchase Assistance (HPA) Up to $120,000 per property where a community has funds; 0%, 15-year deferred loan satisfied if you keep it as your homestead; max price $679,324 per the June 2026 flyer, which lists Lighthouse Point with no funds. 954-357-4943. ↗
• Florida Hometown Heroes Up to 5% of the first mortgage ($10,000 minimum, $35,000 maximum) as a 0%, 30-year deferred second mortgage, not forgivable; first-time, income-qualified buyers in eligible jobs, plus military and veterans. Check funding before you count on it. ↗

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