Mortgage Broker in North Miami Beach, FL

Short answer

In Q2 2026 the median North Miami Beach house sold for $513,500 and the median condo or townhouse for $275,000, both under the $667,000 Miami-Dade FHA limit, so a 3.5%-down FHA loan reaches most of this market. QMS Lending is an independent mortgage broker in Miami, FL that shops your file across 100+ lenders, which matters most here on condos, where the building can decide the loan as much as your credit does.

North Miami Beach home prices, house by house and condo by condo

North Miami Beach is really two markets. Per Florida Realtors data published by MIAMI REALTORS for Q2 2026 (as of October 2026):

• Single-family: 47 sales at a median of $513,500, down 7.4% year over year. Average $678,918. Median 62 days to contract, 89 active listings, 6.8 months of supply. Sellers received 97.7% of original list price. 18 of the 47 sales closed in cash.
• Townhouse/condo: 40 sales at a median of $275,000, down 50.0% year over year. Average $518,771. Median 149 days to contract, 320 active listings, 29.8 months of supply. 23 of the 40 sales closed in cash.

Countywide, the Q2 2026 medians were $675,000 for houses and $425,000 for condos, so North Miami Beach sits well below Miami-Dade on both.

For a house at the $513,500 median, an FHA loan with 3.5% down is about $495,500 before the upfront premium, and a conventional loan with 5% down is about $487,800. Most houses sit west of Biscayne Boulevard in neighborhoods like Fulford, Uleta, Oakgrove and Washington Park; Eastern Shores, on the Intracoastal side, is where prices run higher and can push loans toward jumbo territory above $832,750.

A buyer's market for condos, with homework attached

Nearly 30 months of condo supply means you can negotiate price, credits and closing dates. It also means many listings have sat for a reason, and the reason is often the building.

Before a lender funds a condo it reviews the association through a condo questionnaire: reserves, delinquent dues, litigation, investor concentration, and any critical repairs. Buildings that fail land in non-warrantable territory. That is not a dead end. It moves you to a non-warrantable condo loan from a portfolio or non-QM lender, usually with a larger down payment.

• Ask for the milestone inspection report and the SIRS before you sign. Florida requires both for qualifying buildings three stories and up.
• Ask whether a special assessment is open or planned. In a slow market a seller credit toward the assessment is a fair request.
• FHA needs the building on the FHA-approved list; conventional needs a clean questionnaire. We check both on day one, so you do not pay for an appraisal on a unit no lender in your program will take.

Read more in our guide to condo down payments in Miami.

Property taxes in North Miami Beach for 2026

The 2026 adopted total millage for most of North Miami Beach is 21.0007 mills, about 2.10% of taxable value, per the Miami-Dade Property Appraiser (as of October 2026). The city's operating rate is 6.1000 mills plus 0.1926 for city debt. Compare unincorporated Miami-Dade at 16.8983.

The rest of the bill is the county (4.5740 operating plus 0.3937 debt), the school board (5.4990 plus 1.0000 voted and 0.1240 debt), fire rescue (2.3965), the Children's Trust and the water districts. North Miami Beach does not pay the county library levy.

• On a $513,500 house: roughly $10,800 a year before exemptions, estimated at the purchase price.
• On a $275,000 condo: roughly $5,800 a year, plus the HOA fee.

File for the homestead exemption once you move in; after that the Save Our Homes cap limits increases in assessed value. Your lender escrows taxes inside your PITI, so we budget at your price, not at the seller's old bill.

Flood zones and insurance near the Intracoastal

North Miami Beach holds a FEMA Community Rating System Class 7, and Miami-Dade's mitigation plan counts 15 residential repetitive-loss properties in the city in 2024 (as of October 2026). A CRS class means the city runs floodplain programs that earn NFIP policyholders a premium discount.

Miami-Dade's effective flood maps date from September 11, 2009. FEMA published preliminary new maps on February 25, 2021, and the county says they are not yet effective, so a parcel's zone could change. Look up the address on the county's flood zone tool or the FEMA Flood Map Service Center before you make an offer.

Flood insurance is required on a federally backed mortgage in a Special Flood Hazard Area, and it is part of the monthly payment your lender qualifies you on. See what a flood zone means for your loan.

In a condo the association carries the master wind and flood policies, paid through the HOA fee; you add an HO-6. For a house, insurers often ask for a 4-point inspection and a wind mitigation report on older homes.

Down payment help and city programs

North Miami Beach's housing page lists repair programs for owners rather than purchase assistance (as of October 2026). Buyers here use county and state help:

• Miami-Dade County Homebuyer Down Payment Assistance: up to $35,000 at 0%, deferred up to 30 years, for first-time buyers earning under $95,620 (one person) to $136,500 (four), with a 1% buyer contribution and a fixed-rate first mortgage.
• MDEAT Homeownership Assistance Program: up to $28,500 at or below 80% of AMI, or $14,500 up to 140% of AMI, forgiven after 20 years of owner occupancy. Condos and townhomes qualify; 2-4 units do not.
• Florida Hometown Heroes: 5% of the first mortgage, $10,000 to $35,000, for eligible full-time Florida workers.
• QMS also offers a forgivable down payment grant on eligible loans.

After you buy, the city's Housing Rehabilitation Program offers up to $25,000 for windows, doors and roofs to owner-occupants at or below 80% of AMI, and the Paint, Plant and Pave program offers grants up to $10,000 for exterior work. New windows and a roof can also lower your insurance. See all options in Florida down payment assistance programs.

Loan programs that fit North Miami Beach

The 2026 Miami-Dade FHA limit is $667,000 and the conforming limit is $832,750 (as of October 2026).

• FHA: 3.5% down with a 580+ score; the median house and condo both fit. Compare in FHA vs conventional in Miami-Dade.
• Conventional: lower mortgage insurance for stronger credit, and the usual choice in warrantable condo buildings.
• Non-warrantable condo loans: for buildings that fail the questionnaire.
• Bank statement loans and ITIN loans: for self-employed buyers and buyers without a Social Security number.
• DSCR loans: business-purpose loans for investors buying a rental, qualified on rent, not for a home you live in.

QMS Lending is an independent mortgage broker in Miami, FL, founded in 2018 (NMLS #1781090), led by Michael Fernandez, NMLS #1491775, President. We shop one application across 100+ lenders, the team works in English and Spanish, and clients rate us 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 North Miami Beach buyers

• City of North Miami Beach Housing Rehabilitation Program Up to $25,000 to replace windows, doors and roofs; owner-occupied single-family, townhouse, duplex or quadplex; income at or below 80% AMI; priority for owners 62+ or disabled. For owners after purchase, not down payment. ↗
• Miami-Dade County Homebuyer Down Payment Assistance Up to $35,000, 0% interest, deferred up to 30 years; income under $95,620 (1 person) to $136,500 (4); 1% buyer contribution; first-time buyers; fixed-rate first mortgage; CLTV up to 105%; shared equity if sold within 6 years. ↗
• MDEAT Homeownership Assistance Program (HAP) Up to $28,500 (80% AMI or below) or $14,500 (above 80% up to 140% AMI); 0%, no payments, forgiven after 20 years of owner occupancy; no price cap; 2-4 unit properties ineligible. ↗
• Florida Hometown Heroes Up to 5% of the first mortgage, $10,000 minimum to $35,000 maximum, 0% deferred 30-year second, not forgivable; first-time buyers working full time for a Florida employer in eligible jobs. ↗

Nearby cities

North MiamiAventuraSunny Isles BeachMiami Gardens