Mortgage Broker in Weston, FL

Short answer

QMS Lending is an independent mortgage broker with 100+ lenders for Weston houses, townhomes and condos. In Q2 2026 the median Weston house sold for $920,275, so a 10% down payment keeps the loan just under the $832,750 conforming limit, while the median townhouse/condo sold for $349,000 (as of October 2026).

Weston home prices and the 10% down sweet spot

In Q2 2026 the City of Weston closed 169 single-family sales at a median of $920,275 (down 7.3% year over year) and 64 townhouse/condo sales at a median of $349,000 (down 11.8%), per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Broward's county medians were $630,000 and $262,600.

Weston's median house sits right at the conforming line. With 10% down, $920,275 becomes a $828,248 loan, under the $832,750 2026 conforming limit, so you keep conventional pricing and PMI that can come off later. With 5% down the loan is $874,261, which is jumbo. That 5-point difference changes the lender list, the reserve rules and often the price.

Weston is a planned city built mostly from the late 1980s through the 2000s, so the housing is newer than most of Broward: Bonaventure in the north has the older homes and condos, while Weston Hills, Savanna, Windmill Ranch and the gated estate communities in the south and west hold larger houses, many on lakes.

2026 loan limits in Broward County

The 2026 FHA limit for a 1-unit home in Broward County is $667,000 (2-4 units: $853,900, $1,032,150, $1,282,700) and the 2026 conforming 1-unit limit is $832,750, as of October 2026.

FHA rarely fits a median Weston house: $920,275 would need about 27.5% down to bring the loan to $667,000, and at that point a conventional loan usually prices better. FHA and VA do fit most Weston townhouses and condos, which sold for a median of $349,000.

Property taxes, HOA fees and flood insurance in Weston

Weston's city rate is 3.3464 mills, unchanged from 2024 to 2025. Adding the 2025 Broward County (5.6658), school board (3.0720 + 3.2480), Children's Services Council (0.4500), South Florida Water Management District (0.2301), FIND (0.0288) and North Broward Hospital District (1.2422) operating millages gives about 17.3 mills, roughly 1.73% of taxable value (as of October 2026). Voted debt is extra. On a $920,275 house that is about $15,900 a year before the homestead exemption, estimated at your purchase price.

Most Weston homes sit inside homeowners' associations, and many parcels also carry non-ad valorem assessments (for example drainage or community district charges) on the tax bill. Lenders count HOA dues and those assessments in your monthly payment and DTI. Look up the parcel's last bill at bcpa.net before you make an offer.

Flood: Weston is in western Broward's low, lake-and-canal landscape, and some neighborhoods are in FEMA special flood hazard areas where flood insurance is required. The city holds a Class 6 rating in FEMA's Community Rating System, which gives Weston owners up to a 20% discount on flood insurance for policies in special flood hazard areas. Check the parcel at the FEMA Flood Map Service Center.

Townhouses and condos in Weston

About 27% of Weston closed sales in Q2 2026 were townhouses or condos (64 of 233), a much smaller share than coastal Broward. Most are low-rise garden buildings and townhome communities, concentrated in Bonaventure and along the main corridors.

A warrantable condo passes Fannie Mae and Freddie Mac project review (reserves, insurance, no critical repairs or open safety assessments, investor and commercial-space tests); the association answers a condo questionnaire. If the building fails, it is a non-warrantable condo file with more down payment, not a dead end. Townhomes in a fee-simple HOA are not condos and skip the condo questionnaire.

Florida Statute 553.899 requires a milestone inspection for condo and co-op buildings three habitable stories or taller by December 31 of the year the building turns 30 (25 if the local building official requires it because of proximity to salt water), then every 10 years. Lenders also ask for the structural integrity reserve study (SIRS). Most Weston condo buildings are low-rise, so check the story count: buildings under three habitable stories fall outside the statute, but the older Bonaventure condos still face reserve and insurance questions from lenders.

Down payment help for Weston buyers

Broward County Homebuyer Purchase Assistance (HPA): the county allocates funds city by city for buyers who have not owned a home in 3 years, with a $679,324 price cap and income limits of $71,000 (80% AMI) and $106,440 (120% AMI) for one person, up to $101,400 and $152,160 for four. The June 2026 flyer lists no funds for Weston, so check the next update before counting on it.

Florida Hometown Heroes: first-time, income-qualified buyers employed full time by a Florida-based employer in eligible fields (health care, school staff, first responders, public safety, child care, active military and veterans) may get up to 5% of the first mortgage, $10,000 minimum and $35,000 maximum, as a 0% 30-year deferred second mortgage repaid at sale or refinance. It is funded in rounds, so ask us whether money is open. Florida Housing also offers FL Assist (up to $10,000, 0% deferred, not forgiven) and HFA Preferred PLUS (3%, 4% or 5%, forgiven 20% a year over 5 years). See Florida Hometown Heroes 2026.

With few local grants and prices near the conforming line, most Weston buyers fund the down payment themselves or with a documented gift from family.

Which loan programs fit Weston buyers

• Conventional with 10% or more down: keeps the median Weston house under $832,750.
• Jumbo loans: for estate-community and lakefront houses, or when you put less than 10% down on a median house.
• Bank statement loans: Weston has many business owners and professionals with income that tax returns understate.
• Foreign national loans: for buyers from abroad without U.S. credit history.
• FHA and VA: for townhouses and condos under $667,000.
• HELOC: for owners tapping equity while keeping their first mortgage.

Why use QMS Lending for a Weston loan

QMS Lending is an independent mortgage broker founded in 2018 (NMLS #1781090), based in Miami, FL and licensed statewide, so Weston files close by e-sign, phone and a local title company just like our Miami-Dade files. We shop each file across 100+ wholesale lenders instead of one bank's rate sheet. 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 Weston buyers

• Broward County Homebuyer Purchase Assistance (HPA) County-run, allocated per city; max price $679,324; up to 120% AMI. June 2026 flyer shows no funds for Weston. ↗
• Florida Hometown Heroes Up to 5% of the first mortgage, $10,000 to $35,000, 0% deferred second; first-time buyers working full time for a Florida employer. Funded in rounds. ↗
• Florida Housing FL Assist Up to $10,000, 0% deferred second mortgage, repaid at sale or refinance; used with Florida Housing first mortgages. ↗

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