Mortgage Broker in Pembroke Pines, FL

Short answer

QMS Lending is an independent mortgage broker 20 minutes from Pembroke Pines with 100+ lenders for the city's gated west-side communities, east-side houses and Century Village condos. In Q2 2026 the median Pembroke Pines house sold for $660,000, right at the edge of the $667,000 FHA limit, and the median condo for $235,000; Broward County listed up to $75,000 in purchase assistance for Pembroke Pines buyers on its June 2026 funds flyer.

Buying a home in Pembroke Pines: what the numbers look like

In Q2 2026 the City of Pembroke Pines recorded 259 single-family sales at a median of $660,000 and 229 townhouse/condo sales at a median of $235,000, per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Broward's county medians were $630,000 and $262,600; the low condo figure reflects Century Village, the city's large 55-plus community.

West of I-75 (33027, 33028, 33029) is 1990s-to-2000s gated construction: Chapel Trail, Silver Lakes, Pembroke Falls, Grand Palms, Towngate, Keystone Lake and Encantada, with HOA fees and often a CDD assessment. East of I-75 (33023, 33024, 33025, 33026) is 1960s-to-1980s stock: Pembroke Lakes, Pines Village, Boulevard Heights and Century Village, with lower prices and older roofs.

At the $660,000 median, a 5% down conventional loan is $627,000, under the conforming limit; FHA needs about 7.5% down to fit under $667,000. A $235,000 Century Village condo is one of the few sub-$250,000 purchases left in Broward.

Loan limits in Broward County for 2026

The 2026 FHA limit for a 1-unit home in Broward 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.

Pembroke Pines houses cluster around the FHA limit: a $660,000 house with 3.5% down is a $636,900 loan and fits; a $700,000 house needs about 5% down to stay under $667,000, or a conventional loan instead.

Property taxes, insurance and flood zones in Pembroke Pines

The City of Pembroke Pines operating rate is 5.6690 mills for 2025, unchanged from 2024. Adding the Broward County, school board, South Broward Hospital District and other countywide levies brings the combined 2025 operating millage to roughly 18.4 mills, about 1.8% of taxable value (as of October 2026). That total sums the 2025 operating millages the Broward County Property Appraiser publishes (county 5.6658, school board 6.3200, hospital district, special districts, city), excluding voted debt, so treat it as approximate. On a $660,000 house that is roughly $12,200 a year before the homestead exemption, estimated at your purchase price. Many west-side communities add a CDD assessment of $500 to $2,000 a year, which lenders count in your debt ratio.

Insurance: homes west of I-75 were built after 1994 under stricter codes and usually carry wind-mitigation credits. East-side 1960s-to-1980s houses need a 4-point inspection and often a roof under 15 to 20 years old. Condo communities carry the master policy in the HOA fee; you add an HO-6.

Flood: Pembroke Pines is inland, but much of the city west of I-75 is FEMA Zone AH (shallow ponding) because of the drainage canal system, with Zone X across most of the east side. Flood insurance is mandatory in AH, and AH policies are inexpensive.

Condos in Pembroke Pines

Pembroke Pines condos are mostly two- to four-story garden buildings: Century Village (a 55-plus community of roughly 7,800 units), Pembroke Lakes, Holly Lake and dozens of townhouse associations west of I-75. With almost no high-rises, reserves, insurance and FHA approval are the usual hurdles rather than milestone inspections.

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. Most Pembroke Pines buildings are under three stories or under 30 years old.

Two local notes: 55-plus communities like Century Village require at least one occupant aged 55 or older, which lenders verify; and many west-side townhouse communities are fee-simple with an HOA, so they get a house review rather than a condo project review.

Down payment help available to Pembroke Pines buyers

Pembroke Pines has one of the larger county allocations in Broward.

Broward County Homebuyer Purchase Assistance (HPA): run by the county Housing Finance Division for buyers who have not owned a home in 3 years. The June 2026 funds flyer caps the sales price at $679,324 and lists income limits of $71,000 (80% AMI) and $106,440 (120% AMI) for one person, up to $101,400 and $152,160 for four. Money is allocated city by city, first-come, first-qualified; your lender reserves it once you are pre-approved and have a HUD-approved class certificate. The June 2026 flyer lists Pembroke Pines with funds available of up to $75,000 per buyer for households at or below 80% of AMI, one of only two cities on the flyer showing open funds at that date.

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).

A $660,000 Pembroke Pines house is under the HPA price cap, so a first-time buyer at or below 80% of AMI ($101,400 for four) could combine up to $75,000 of county assistance with an FHA or conventional first mortgage.

Which loan programs fit Pembroke Pines buyers

• Conventional with 3% to 5% down: the default for Pembroke Pines houses, which sit under the conforming limit and often just over the FHA limit.
• FHA with 3.5% down: for houses under about $690,000 and FHA-approved condos and townhomes.
• VA loans: 0% down for veterans and service members; prices here fit VA well.
• Bank statement loans and P&L loans: for self-employed buyers.
• HELOC: for owners with equity who want to keep a low first-mortgage rate.
• DSCR loans: for investors buying Pembroke Pines rental townhomes on the property's rent; business-purpose only.

Why work with a Doral-based broker for Pembroke Pines

QMS Lending is an independent mortgage broker founded in 2018 at 3105 NW 107th Ave, Suite 400-O6, Doral, FL 33172 (NMLS #1781090). Pembroke Pines is 20 minutes north of our Doral office on I-75. We are licensed statewide, and the only thing that changes at the county line is the down payment program.

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 Pembroke Pines buyers

• Broward County HPA, City of Pembroke Pines allocation Up to $75,000 for Pembroke Pines buyers at or below 80% AMI per the June 2026 funds flyer; max price $679,324; first-come, first-qualified. ↗
• 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. ↗

Nearby cities

HollywoodFort LauderdaleDoral