Mortgage Broker in Pompano Beach, FL

Short answer

A mortgage broker in Pompano Beach matches your purchase to the right lender among many, and in Q3 2026 that meant a median of $507,500 for houses and $275,000 for condos, both under the $667,000 Broward FHA limit. Pompano Beach also offers first-time buyers up to $80,000 in city assistance. QMS Lending shops Pompano Beach loans across 100+ lenders, in English and Spanish.

Pompano Beach home prices by property type

Pompano Beach recorded 159 single-family sales in Q3 2026 at a median of $507,500 (up 1.5%) and 238 townhouse and condo sales at a median of $275,000 (up 10.0%), per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Broward's countywide medians were $645,000 and $250,000, so Pompano houses run well below the county while its condos run slightly above.

Condos and townhouses were about 60% of sales (238 of 397). The condo market splits in two: oceanfront and Intracoastal towers along A1A and around the Hillsboro Inlet, and older garden and mid-rise complexes inland, including the golf communities of Palm Aire and Cypress Bend.

The house market is just as varied: waterfront homes on the canals of Garden Isles and Harbor Village, 1950s and 1960s block homes in Pompano Beach Highlands and around Old Pompano, and newer infill near the downtown redevelopment area. Waterfront homes can easily pass the $832,750 conforming limit and need a jumbo loan.

City of Pompano Beach First Time Homebuyer Program

Pompano Beach has one of the larger city purchase programs in Broward. Per the city's 2026 flyer (as of October 2026):

• Up to $80,000 in HOME-funded assistance for eligible first-time buyers (no ownership in the last 3 years).
• 20-year, 0% deferred loan, reduced 20% a year during the last 5 years. Repaid if you sell, rent, refinance or move out during the lien period.
• Maximum purchase price $451,000; single-family, townhouse or condo in Pompano Beach; primary residence only.
• Minimum 640 credit score; at least 3% down, with 1.5% from your own funds (the rest can be a gift).
• 2026 income limit (80% AMI): $71,000 for one person, $101,400 for four.
• Homebuyer education class (8 or 12 hours) and a signed contract before you apply with the Office of Housing & Urban Improvement, 954-786-4659.

The $451,000 cap is below the median house, so the program fits townhouses, condos and the lower-priced house stock. The city asks you to start with a participating lender; call us and we will check eligibility and the current lender list before you shop.

Beach condos: milestone inspections and project approval

Most Pompano condo towers are three or more stories, so Florida Statute 553.899 applies: a milestone structural inspection by December 31 of the year the building turns 30, or 25 where the local building official requires it because of proximity to salt water, then every 10 years. Many beachfront buildings date from the 1960s to 1980s, so most have been through it, and repairs often show up as a special assessment.

Lenders read all of this in the condo questionnaire: reserves, insurance, delinquent dues, litigation, investor and short-term rental concentration, and open assessments. A building that fails is non-warrantable; you would then look at a non-warrantable condo loan, usually with a larger down payment. Order the questionnaire and the milestone report the week you sign.

Oceanfront buildings are coastal high-hazard insurance risks, so master policy costs feed straight into HOA dues, and the lender counts those dues in your DTI.

Taxes, flood zones and insurance in Pompano Beach

The City of Pompano Beach adopted 5.2181 mills for the 2025 tax year, plus a citywide emergency medical services levy of 0.5000 mills. Pompano is in the North Broward Hospital District (1.2422). Adding Broward County (5.6658), the school board (6.3200), Children's Services Council (0.4500), the South Florida Water Management District (0.2301) and FIND (0.0288) gives roughly 19.7 mills, about 1.97% of taxable value (as of October 2026). Voted debt and the Hillsboro Inlet district levy on some parcels are extra.

At the $507,500 median house that is about $10,000 a year before the homestead exemption; at a $275,000 condo, about $5,400. Use your price, not the seller's capped bill.

Flood: the barrier island, the Intracoastal shoreline and the canal neighborhoods east of Federal Highway include FEMA Special Flood Hazard Areas, some of them coastal V zones, where flood insurance is mandatory with a federally backed loan. Inland neighborhoods west of I-95 are more often Zone X. Check every address on the FEMA Flood Map Service Center and read what a flood zone means for your loan.

Houses from the 1950s to 1970s usually need a 4-point inspection, and a wind mitigation report can noticeably lower the premium.

Loan options and other help in Pompano Beach

The 2026 Broward FHA limit is $667,000 and the conforming limit is $832,750 (as of October 2026), so median houses and condos fit both. At $507,500, 3.5% FHA down is $17,763; 5% conventional down is $25,375. See our FHA vs conventional guide.

• VA loans: 0% down for eligible veterans.
• Jumbo loans: for waterfront homes above $832,750.
• DSCR loans: for investors buying rentals on the property's income; business-purpose only. Check the association's rental rules first.
• Bank statement loans: for self-employed buyers.

Florida Hometown Heroes adds up to 5% of the first mortgage ($10,000 to $35,000) as a 0% deferred second; see our Hometown Heroes guide. Pompano Beach is not on the June 2026 Broward County HPA allocation flyer, so the city program is the main local source. We also offer a forgivable down payment grant; see all options on our Florida down payment assistance page.

Working with QMS Lending in Pompano Beach

QMS Lending is an independent mortgage broker in Miami, FL, founded in 2018 (NMLS #1781090). Pompano Beach is a short drive from our office, and Broward title companies, HOA estoppels and condo questionnaires are routine work for us. Most of the file moves by e-sign and phone.

As a broker we are not tied to one bank's guidelines: we compare 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); rated 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 Pompano Beach buyers

• City of Pompano Beach First Time Homebuyer Program Up to $80,000 (HOME funds), 20-year 0% deferred loan reduced 20% a year in the last 5 years; max price $451,000; 640+ credit; 3% down (1.5% own funds); 80% AMI limit ($71,000 for 1 person). 954-786-4659. ↗
• 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), due at sale, refinance or move-out; first-time, income-qualified buyers working full time in eligible jobs, plus military and veterans. ↗
• Broward County Homebuyer Purchase Assistance (HPA) Up to $120,000 per property where a community has funds; max price $679,324; income limits $71,000 (80% AMI) to $106,440 (120% AMI) for one person; allocated community by community, first-come, first-qualified (June 2026 flyer). Housing Finance 954-357-4943. ↗

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