Mortgage Broker in Oakland Park, FL

Short answer

Oakland Park's median house sold for $521,000 in Q3 2026, well under the $667,000 Broward FHA limit, so FHA and low-down conventional loans both work at the median, while condos sold at a median of just $175,000. QMS Lending is an independent mortgage broker that compares Oakland Park purchases and refinances across 100+ lenders, in English and Spanish.

What homes cost in Oakland Park right now

Oakland Park recorded 96 single-family sales in Q3 2026 at a median of $521,000, down 1.7% from a year earlier, with an average of $590,596, per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Houses took a median 38 days to go under contract, the same as the Broward median, sellers got 94.7% of original list price, and there were 4.6 months of supply.

The condo side is a different market. 58 townhouses and condos sold at a median of $175,000, down 7.9%, and 33 of those 58 were cash. Condos took a median 89 days to contract and carried 9.5 months of supply, so condo buyers usually have room to negotiate, but the building has to pass the lender's review.

Oakland Park was incorporated in 1929 and is about 8.2 square miles with 44,229 residents (2020 Census). Neighborhoods range from older ranch homes in Lloyd Estates and Oakland Forest to waterfront streets in Royal Palm Isles on the Middle River and the annexed North Andrews Gardens area west of I-95.

FHA or conventional at $521,000

Two 2026 limits matter here (as of October 2026): the Broward FHA 1-unit limit of $667,000 and the conforming limit of $832,750. Most Oakland Park houses fall under both, so the choice comes down to credit, down payment and how long you plan to keep the loan.

• FHA at the median: 3.5% down on $521,000 is $18,235, for a loan of $502,765. FHA with the 3.5% minimum works up to a price of about $691,000.
• Conventional at the median: 5% down is $26,050, loan $494,950, with PMI that can come off as you build equity.
• Condos at $175,000: the loan is small, but FHA needs an approved building and conventional needs a warrantable condo. If the building fails review, a non-warrantable condo loan may fit.

With FHA, the upfront and monthly MIP changes the math, so we price FHA and conventional side by side before you write the offer. See our FHA vs conventional comparison for how the two stack up.

Oakland Park property taxes

Oakland Park's 2025 operating rate is 5.6979 mills, per the Florida Department of Revenue Table 1 for Broward 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 19.6 mills, roughly 1.96% of taxable value (as of October 2026). The city's proposed 2026 rate is 5.6799.

On a $521,000 purchase that is about $10,200 a year before the homestead exemption. Voted debt and non-ad valorem fees such as fire and solid waste are extra, so check the parcel on bcpa.net. Budget on your price, not the seller's bill, because the Save Our Homes cap resets at sale.

Flood, insurance and older housing

Broward's current FEMA flood maps took effect July 31, 2024. Lots along the North and South Forks of the Middle River and the city's lakes and canals are the ones most likely to sit in a Special Flood Hazard Area, where the lender will require flood insurance. Look up the address on the FEMA Flood Map Service Center and read what a flood zone means for your loan.

Waterfront lots with a seawall fall under Broward's tidal flood barrier standard: new or substantially repaired seawalls must reach 5 feet NAVD88, and sellers in tidally influenced areas must give a disclosure in the contract. Ask about seawall condition before you price the house.

Much of Oakland Park's housing is mid-century block construction, so a 4-point inspection and a wind mitigation report are usually part of getting insured. For older condo buildings, ask for the milestone inspection and SIRS status and any special assessment before you commit.

Down payment help for Oakland Park buyers

Broward County's Homebuyer Purchase Assistance program offers up to $120,000 per property where a community has funds, as a 0%, 15-year deferred loan. The June 2026 allocation flyer lists Oakland Park with no funds, so check again before you plan around it (954-357-4943). The city's Community Redevelopment Area, a 1,009-acre downtown district, lists more attainable housing as a goal, but its posted programs focus on business and redevelopment.

State help still applies: 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 in jobs such as teaching, health care and public safety. See our Hometown Heroes guide, the Florida down payment assistance page and our first-time buyer guide for Fort Lauderdale.

Loan options Oakland Park buyers ask about

• FHA: 3.5% down on most houses in the city, up to about $691,000 in price.
• Conventional: 3% to 5% down for eligible buyers, and the usual choice with 20% down.
• DSCR loans: business-purpose loans for investors buying rentals here, qualified on the property's rent instead of personal income.
• Bank statement loans: for self-employed buyers whose tax returns understate what the business earns.
• Non-warrantable condo loans: for condos that fail agency review because of investor share, litigation or reserves.
• HELOC: for owners with equity who want cash for a roof or impact windows without refinancing a low first mortgage.

Working with QMS Lending in Oakland Park

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 Oakland Park 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 Oakland Park 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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