Mortgage Broker in Sunrise, FL

Short answer

A mortgage broker in Sunrise compares lenders for you, and with a Q3 2026 median of $525,000 for houses and $155,000 for condos, most Sunrise purchases fit well inside the $667,000 Broward FHA limit. The harder part in Sunrise is usually condo approval, not the loan amount. QMS Lending shops Sunrise loans across 100+ lenders, in English and Spanish.

Sunrise prices: a condo city with a house market inside it

In Q3 2026 Sunrise closed 120 single-family sales at a median of $525,000, flat from a year earlier, and 168 townhouse and condo sales at a median of $155,000, down 6.1%, per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Both are well under Broward's countywide medians of $645,000 and $250,000.

Condos and townhouses were about 58% of Sunrise sales (168 of 288), one of the highest shares in western Broward. Much of that is 1970s and 1980s garden and mid-rise complexes in east Sunrise, including large 55-and-over communities, which is why the condo median is so low.

The houses are a different market: Welleby, Springtree and Sunrise Golf Village in the middle of the city, and newer communities west of Flamingo Road toward the Sawgrass Expressway. At $525,000 a Sunrise house costs about $120,000 less than the Broward median house.

Loan limits and down payment math in Sunrise

The 2026 Broward FHA limit for one unit is $667,000 and the conforming limit is $832,750 (as of October 2026). With Sunrise prices where they are, the limits rarely bind; what matters is the down payment, the credit score and, on condos, whether the project is approved. See 2026 FHA limits.

• $525,000 house, 3.5% FHA down: $18,375, loan $506,625.
• $525,000 house, 5% conventional down: $26,250, loan $498,750.
• $155,000 condo, 3.5% FHA down: $5,425, if the complex is FHA-approved.
• $155,000 condo in a project that fails review: a non-warrantable condo loan with a much larger down payment.

That last line is the Sunrise problem in one number. The same condo can need $5,425 down or several times that, depending on the building's paperwork. FHA also charges 1.75% upfront and annual MIP, so compare it with conventional whenever your credit is strong.

Older condos, 55+ communities and lender review

Before any loan on a Sunrise condo, the lender reviews the association through a condo questionnaire: reserves, insurance, delinquent dues, litigation and pending special assessments. Many older east Sunrise associations are raising reserves and dues after Florida's post-Surfside condo laws, and high delinquencies or an open assessment can make a project non-warrantable.

Florida Statute 553.899 requires a milestone inspection for condo buildings of three or more habitable stories by December 31 of the year they turn 30, then every 10 years. Many Sunrise mid-rises from the 1970s and 1980s are past that age, so ask whether the inspection and any repairs are done. Two-story garden buildings fall outside that statute but still get the full lender review.

55-and-over communities are financeable; age restrictions alone do not block FHA or conventional loans. What usually decides it is the association's finances. We request the questionnaire as soon as you are under contract, so you know within days whether FHA, conventional or a non-warrantable condo loan fits.

Property taxes, insurance and flood in Sunrise

Sunrise's city operating rate is 6.0543 mills for the 2025 tax year. Sunrise is in the North Broward Hospital District (1.2422). With Broward County (5.6658), school board (6.3200), Children's Services Council (0.4500), South Florida Water Management District (0.2301) and FIND (0.0288), the combined operating rate is about 20.0 mills, roughly 2.0% of taxable value (as of October 2026). Voted debt, and water control or special district levies on some parcels, are extra.

On a $525,000 house that is about $10,500 a year before the homestead exemption. On a $155,000 condo it is roughly $3,100, but condo HOA dues often cost more than the tax, and lenders count both in your DTI.

Insurance and flood: Sunrise is inland, but it is low and laced with lakes and canals, and parts of the city are in FEMA Special Flood Hazard Areas. Older houses usually need a 4-point inspection; all of them benefit from a wind mitigation report. Check the parcel on the FEMA Flood Map Service Center before you write the offer.

Purchase assistance for Sunrise buyers

City of Sunrise Purchase Assistance Program: funded each year with federal HOME dollars and run for the city by the Broward County Housing Finance Division. It is a 0% deferred-payment second mortgage with a 15-year term. The city's posted SHIP income chart (FY2025) shows a low-income cap of $64,550 for one person and $92,200 for a family of four. Funds are first-come, first-qualified; call Broward Housing Finance at 954-357-4900 for current availability.

Broward County HPA: up to $120,000 where a community has funds, max price $679,324, but the June 2026 flyer showed most communities without an allocation. Ask us before you plan around it.

Florida Hometown Heroes: up to 5% of the first mortgage, $10,000 to $35,000, as a 0% deferred second for first-time buyers in eligible jobs. See our Hometown Heroes guide, our forgivable down payment grant, and the full list on our Florida down payment assistance page.

Self-employed in Sunrise? A bank statement loan qualifies on deposits instead of tax returns. Investors buying rentals can use a DSCR loan, which is business-purpose only.

Working with QMS Lending on a Sunrise loan

QMS Lending is an independent mortgage broker in Miami, FL, founded in 2018 (NMLS #1781090). Sunrise 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 Sunrise buyers

• City of Sunrise Purchase Assistance Program HOME-funded 0% deferred-payment second mortgage, 15-year term, run by Broward County Housing Finance for the city; low-income limit $64,550 (1 person) to $92,200 (4 people) per FY2025 chart; first-come, first-qualified. 954-357-4900. ↗
• 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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