Mortgage Broker in Miami Lakes, FL

Short answer

QMS Lending is an independent Miami-area mortgage broker that shops 100+ lenders for Miami Lakes buyers and homeowners. In Q2 2026 the median Miami Lakes house sold for $912,500 and the median townhouse or condo for $432,000, so most buyers here are choosing between a conforming loan with about 9% or more down, a jumbo loan, or FHA on a condo (as of October 2026).

Miami Lakes home prices and what they mean for your loan

Miami Lakes is a planned town built by the Graham family's company starting in 1962 and incorporated in December 2000. It sits along the Palmetto Expressway between Hialeah and Miami Gardens, with about 30,467 residents at the 2020 census and ZIP codes 33014, 33016 and 33018.

In Q2 2026 the Town of Miami Lakes recorded 32 single-family sales at a median of $912,500 (up 0.6% from a year earlier) and 29 townhouse and condo sales at a median of $432,000 (down 16.9%), per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Houses took a median 60 days to go under contract with 4.2 months of supply; condos and townhouses took 44 days with 2.9 months of supply.

That split matters for financing. Almost half of recent sales were townhouses and condos, which usually fit FHA or conventional limits. Houses sit right at the line between conforming and jumbo, so the size of your down payment decides which loan type you end up in.

Conforming or jumbo: the $832,750 line

The 2026 conforming loan limit for a 1-unit home in Miami-Dade is $832,750 (FHFA, as of October 2026). On a $912,500 house, any loan above that amount is a jumbo.

• 10% down: $91,250 down, loan of $821,250. That stays under $832,750, so it can be a conventional loan.
• 5% down: loan of $866,875. That is over the limit, so it becomes a jumbo loan with its own credit, reserve and down payment rules.
• The math to stay conforming: at $912,500 you need at least $79,750 down (about 8.7%).

A broker helps here because some jumbo lenders price close to conforming loans and some do not. We compare both paths on the same day so you see the payment difference. Read more on 2026 conforming loan limits in Florida.

Townhouses and condos: FHA and conventional

At the $432,000 townhouse and condo median, the loan fits well inside the 2026 Miami-Dade FHA limit of $667,000 for one unit (HUD, as of October 2026). With FHA and 3.5% down, that is $15,120 down and a base loan of $416,880, before the upfront mortgage insurance premium.

Townhouses with fee-simple ownership are usually financed like houses. Condos need the building to pass lender review, and FHA also needs the project approved or a single-unit approval. Many Miami Lakes complexes date from the town's early decades, so ask for the HOA budget, reserves and any special assessment before you write an offer.

Florida law requires a milestone inspection for condo buildings of three or more habitable stories by December 31 of the year the building turns 30 (25 if the local agency requires it), then every 10 years. Garden-style two-story complexes are outside that rule, but lenders still look at the association's finances. If a building does not qualify for conventional or FHA, non-warrantable condo loans may be an option.

Property taxes, closing taxes and flood zones

The 2025 adopted total millage for Miami Lakes is 17.1804 mills, about 1.72% of taxable value, including the town's 2.1577 operating millage plus county, school and regional levies (Miami-Dade Property Appraiser, as of October 2026). On a $912,500 purchase that is roughly $15,677 a year before any homestead exemption; on a $432,000 condo, roughly $7,422. Your escrow is set from the lender's estimate, so budget for it in your PITI.

At closing, Florida charges documentary stamp tax on the note of $0.35 per $100 and intangible tax of 2 mills on the mortgage. On an $821,250 loan that is about $2,874 in doc stamps and $1,643 in intangible tax. See Florida closing costs for buyers.

Miami Lakes is built around man-made lakes and canals, and the town's flood brochure notes that a home in a FEMA Special Flood Hazard Area has a 26% chance of flooding over a 30-year mortgage. Check the address on the FEMA Flood Map Service Center early. If it is in a high-risk zone, flood insurance is required on a federally backed loan and becomes part of your payment.

Self-employed buyers, investors and first-time help

Many Miami Lakes buyers are self-employed or own businesses in the industrial and office areas nearby. If your tax returns show low income after write-offs, a bank statement loan or P&L loan may qualify you on deposits instead. Investors buying a townhouse to rent can look at DSCR loans, which are business-purpose loans qualified on the rent.

First-time buyers should check county and state help first. Miami-Dade County, the MDEAT HAP program and Florida Hometown Heroes all offer second-mortgage assistance with income limits; see the programs listed on this page. Funds open and close in rounds, so ask us what is open this week.

QMS Lending (NMLS #1781090) is based in Doral, a short drive down the Palmetto, and works in English and Spanish. Rates vary daily; call 305-425-1990 for today's pricing. All loans are subject to credit approval.

Down payment help for Miami Lakes buyers

• Florida Hometown Heroes Up to 5% of the first mortgage, $10,000 minimum and $35,000 maximum, as a 0% deferred 30-year second mortgage (not forgivable). First-time, income-qualified buyers working full time for a Florida employer in health care, schools, public safety, courts or child care, plus servicemembers and veterans. Funded in rounds. ↗
• Miami-Dade County Homebuyer Down Payment Assistance Interest-free loan up to $35,000, deferred up to 30 years; income caps $95,620 (1 person) to $136,500 (4 people); 1% buyer contribution; fixed-rate first mortgage; homebuyer counseling required. ↗
• MDEAT Homeownership Assistance Program (HAP) Up to $28,500 (80% AMI or below) or $14,500 (above 80% up to 140% AMI); 0%, forgiven after 20 years of owner occupancy; no purchase price cap; 2-4 units not eligible. ↗

Nearby cities

HialeahMiami GardensDoralMiami