Mortgage Broker in Plantation, FL

Short answer

In Q3 2026 the median house in Plantation sold for $695,000, only $28,000 above the $667,000 FHA limit, so an FHA buyer at the median needs about 4% down and a conventional buyer 5%. QMS Lending is an independent mortgage broker that shops Plantation purchases and refinances across 100+ lenders, in English and Spanish.

Plantation home prices and neighborhoods

In Q3 2026 the City of Plantation recorded 175 single-family sales at a median of $695,000 (up 0.6% from a year earlier) and 110 townhouse/condo sales at a median of $266,000 (down 3.5%), per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Broward's countywide medians were $645,000 and $250,000.

Plantation is one of Broward's older suburbs. East Plantation, around Plantation Isles, Jacaranda's older sections and the neighborhoods off Broward Boulevard and Fig Tree Lane, has 1950s-to-1970s ranch houses on large, tree-covered lots, some on canals. Jacaranda and Central Park have 1970s-to-1990s golf and lake communities. Plantation Acres on the west side is an estate area of large lots with some horse properties, and Plantation Midtown, around the Fountains and the mall district, has newer townhouses and mid-rise condos.

At the $695,000 median, 5% down conventional is a $660,250 loan; FHA tops out at $667,000, so FHA needs $28,000 down (about 4.0%). A $266,000 condo with 3.5% FHA down is about $256,700, if the complex is FHA-approved.

2026 loan limits for Plantation buyers

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 the loan is jumbo. Both limits cap the loan amount, not the price. See our Broward and Miami-Dade FHA limit page.

Plantation sits right at the FHA line. Houses up to about $691,000 can use FHA with the 3.5% minimum; at the $695,000 median the gap is only a few thousand dollars. That makes FHA a real option here for buyers with lower credit scores, while 5% down conventional usually wins for stronger credit because PMI can be removed later. Our FHA vs conventional guide compares the two.

Plantation Acres estates and lakefront houses in Plantation Isles and Jacaranda often exceed $832,750 and need jumbo financing.

Property taxes, insurance and flood zones in Plantation

Plantation cut its city operating rate from 5.8000 to 5.7000 mills for 2025, per the Florida Department of Revenue. Adding the Broward County (5.6658), school board (6.3200), North Broward Hospital District (1.2422), Children's Services Council (0.4500), water management (0.2301) and FIND (0.0288) operating millages brings the combined 2025 rate to roughly 19.6 mills, about 1.96% of taxable value (as of October 2026). Parcels in the Plantation Gateway (1.7108) or Plantation Midtown (0.9707) development districts pay more, and voted debt is extra.

On a $695,000 house, 19.6 mills is roughly $13,600 a year before the homestead exemption, estimated at your purchase price. Do not budget from the seller's bill; their Save Our Homes cap resets when you buy.

Insurance: east Plantation's 1950s-to-1970s houses usually need a 4-point inspection, and older roofs, original electrical panels and galvanized plumbing are the common issues. A wind mitigation report can lower the premium. Flood: canal and lakefront lots can sit in FEMA Special Flood Hazard Areas with mandatory flood insurance, while much of the city is Zone X. Check the parcel at the FEMA Flood Map Service Center.

Plantation condos and townhouses

About 39% of Q3 2026 Plantation sales were condos or townhouses (110 of 285). The stock runs from 1970s garden complexes and 55+ communities to newer townhouses and mid-rise buildings in Midtown.

Mid-rise buildings of three habitable stories or more fall under Florida Statute 553.899: a milestone inspection at 30 years from the certificate of occupancy (25 where the local official requires it near salt water), then every 10 years. Older associations that are funding repairs may have a special assessment on the books, which can make the project non-warrantable.

Every condo loan starts with the condo questionnaire. If the project fails conventional review, a non-warrantable condo loan with a larger down payment is the usual path. Townhouses in fee-simple HOAs avoid the condo review entirely, which is one reason they are popular with FHA buyers.

Down payment help and loan programs for Plantation buyers

City of Plantation Purchase Assistance: SHIP and CDBG funded down payment and closing cost help for low- and moderate-income first-time buyers (no home owned in the last 3 years) purchasing a primary residence in Plantation. FY 2024-2025 funding was about $722,443 in SHIP and $578,477 in CDBG, shared with housing rehabilitation, handed out first come, first qualified during an application window. Award amounts are in the application packet; call 954-792-1121 ext. 25 for the next window.

Florida Hometown Heroes: up to 5% of the first mortgage, $10,000 to $35,000, as a 0% deferred 30-year second mortgage for income-qualified first-time buyers in eligible jobs. See our Hometown Heroes guide.

Broward County HPA: price cap $679,324, funds allocated by city (June 2026 flyer). Ask us whether Plantation has an open allocation, and see our down payment assistance page.

• FHA: works at or near the median with about 4% down.
• Conventional with 5% down: for buyers with stronger credit.
• Jumbo loans: for Plantation Acres estates and lakefront homes above $832,750.
• VA loans: 0% down for eligible veterans.
• Bank statement loans: for self-employed buyers and small business owners.
• HELOC: for owners of older houses who want to renovate without refinancing their first mortgage.

Working with QMS Lending on a Plantation purchase

QMS Lending is an independent mortgage broker in Miami, FL, founded in 2018 (NMLS #1781090). We regularly close Plantation purchases with 4-point conditions, condo questionnaires and FHA files that sit right at the county limit. Broward files close by e-sign and phone the same way our Miami-Dade files do.

A broker has no single rate sheet: we shop your file across 100+ wholesale lenders. 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 Plantation buyers

• City of Plantation Purchase Assistance (SHIP/CDBG) Down payment and closing cost help for low- and moderate-income first-time buyers; yearly application window, first come, first qualified. 954-792-1121 ext. 25. ↗
• Florida Hometown Heroes Up to 5% of the first mortgage, $10,000 to $35,000, as a 0% deferred 30-year second mortgage; first-time, income-qualified buyers in eligible jobs (health care, schools, first responders, child care, military, veterans). Funded in rounds. ↗
• Broward County Homebuyer Purchase Assistance (HPA) County-run; max price $679,324; income limits $71,000 (80% AMI) to $106,440 (120% AMI) for one person; funds allocated city by city, first-come first-qualified (June 2026 flyer). ↗

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