Florida Condo Loans —
Every Type. Every Building.
Warrantable, non-warrantable, condotel, FHA, VA, jumbo, foreign national. If it can be financed, we can do it — and we'll tell you exactly where a building stands before you write the offer.
Why Florida Condo Financing Is a Different Conversation
Florida's condo market is unlike anywhere else in the country — and most lenders aren't equipped for it. We are.
Post-Surfside Rules Changed Everything
After the 2021 Surfside collapse, Fannie Mae, Freddie Mac, FHA, and VA all tightened condo project requirements significantly. Buildings with deferred maintenance, structural concerns, or flagged inspection reports now face financing restrictions that didn't exist three years ago.
Florida SB-4D Added Another Layer
Florida's Senate Bill 4D requires condo buildings three stories or taller to complete Milestone Structural Inspections and Structural Integrity Reserve Studies (SIRS). Buildings with outstanding requirements can lose access to conventional financing — and buyers find out at the worst possible time.
Many Buildings Are Now Non-Warrantable
A significant number of South Florida buildings that previously qualified for conventional financing no longer do. Non-warrantable doesn't mean unfinanceable. It means you need a lender that actually has the programs — not one that flags the deal and moves on.
The 2027 Reserve Standard Is Coming
Effective January 1, 2027, a 15% reserve funding standard becomes the industry requirement for conventional condo project approval. Buildings that don't meet this threshold in their next budget cycle will see a smaller buyer pool and fewer financing options.
Every Type of Condo Financing, Under One Roof
We have spent years building the investor relationships and in-house expertise to close condo loans across the full spectrum — including the ones other lenders won't touch.
Warrantable Condo Loans
When a building meets Fannie Mae and Freddie Mac's project eligibility requirements, buyers get access to the best rates and the widest range of programs. We run full and limited project reviews in-house and can often confirm warrantability before your client goes under contract.
Non-Warrantable Condo Loans
Buildings with too many investor-owned units, pending litigation, reserve shortfalls, or failed project reviews require portfolio lenders and specialized programs. This is where most lenders stop. We keep going. We have the investor relationships to find a path on deals others decline.
Our specialtyFHA Condo Loans
FHA maintains its own approved project list and its own approval process. We check FHA project status before wasting anyone's time, process spot approvals for eligible units, and initiate full project approvals for qualifying buildings. First-time buyers deserve access to condo living.
VA Condo Loans
Veterans should have every option available to them — including buying in a condo building. VA has its own approved project list and eligibility process. We work with VA borrowers to find buildings that qualify and handle the project review directly so nothing is left to chance.
Jumbo Condo Mortgages
Luxury condo purchases above conforming loan limits require jumbo products with their own underwriting requirements. We work with multiple jumbo investors and have closed high-rise, oceanfront, and Brickell luxury condo transactions across the full range of price points.
Condotel Financing
A condo unit in a building operated on a hotel or rental management program is one of the most misunderstood property types in the industry. Conventional lenders won't touch them. We have condotel-specific programs and know exactly what documentation and structure these deals require.
Specialized programForeign National Condo Mortgages
South Florida is a global market. We finance condo purchases for foreign nationals — including buyers without U.S. credit history or Social Security numbers — through programs designed specifically for international buyers. This is not an obstacle for us.
New Construction Condos
Pre-construction and new development condo financing involves different timelines, project approval requirements, and rate-lock strategies than resale. We work with buyers from contract signing through closing on new construction condo projects across Florida.
Free Condo Building Pre-Review
Before your buyer goes under contract — or before you list a condo unit — we will review the building and tell you exactly where it stands from a financing perspective.
Know Before You Write the Offer
Is the building warrantable? Does it have FHA or VA approval? Are there pending special assessments, reserve funding shortfalls, or structural inspection flags that will affect the loan? We answer these questions fast — typically within 24 to 48 hours — so nobody wastes time on a deal that can't close.
This is not a promise to lend. It's real information, delivered before it matters, from people who work in this market every day.
Request Your Free Pre-Review →The 2027 Reserve Standard — Is Your Building Ready?
Condo associations and property managers: budget season starts in a few months. This is the cycle that determines whether your building qualifies for conventional financing in 2027.
2027
New 15% Reserve Funding Standard Takes Effect
A 15% reserve funding requirement becomes the prevailing industry standard for conventional condo project approval. Buildings that fall short in their 2027 budget will qualify for fewer loan programs — and buyers in those buildings will have fewer financing options, which shrinks the buyer pool and affects property values.
We built a free calculator specifically for associations and management companies to run their own numbers. Use the Condo Reserve Requirements Calculator →
Why South Florida's Condo Deals Come to Capital Partners
We are based in Coral Springs and have been working in the South Florida market long enough to know the difference between a building that looks fine and a building that will close. That local knowledge matters on every condo transaction.
Craig Garcia has been quoted in Mortgage Professional America and other national publications specifically on Florida condo financing. He hosts The South Florida Mortgage Report, a weekly podcast covering the condo and mortgage market issues that define this region.
Our investor relationships cover warrantable conventional, non-warrantable portfolio, FHA, VA, jumbo, condotel, and foreign national products. One call. One team. Every option on the table.
Most lenders use automated systems that flag complex condo deals and decline them. We review buildings manually, work directly with HOA management companies, and find paths on transactions that have been turned down elsewhere.
"If you have a condo deal that's been declined — or that you're not sure about — call us before you give up on it."
Craig Garcia | NMLS #653593 | President, Capital Partners Mortgage ServicesFlorida Condo Financing — Frequently Asked Questions
Serving Florida's Condo Markets
Licensed throughout Florida. Our deepest market expertise is in South Florida, where most of the complex condo financing challenges are concentrated.
Broward County
- Fort Lauderdale
- Hollywood
- Hallandale Beach
- Pompano Beach
- Deerfield Beach
- Coral Springs
- Pembroke Pines
- Davie
- Coconut Creek
Miami-Dade County
- Miami / Brickell
- Edgewater / Wynwood
- Aventura
- Sunny Isles Beach
- Bal Harbour
- Miami Beach / South Beach
- Coconut Grove
- Coral Gables
- Doral
Palm Beach & Beyond
- Boca Raton
- Delray Beach
- West Palm Beach
- Boynton Beach
- Palm Beach Gardens
- Orlando area
- Tampa Bay area
- Naples / SWFL
- Statewide
Ready to Talk About a Specific Building?
Whether you're a buyer, an agent with a deal in progress, or an HOA board trying to understand your building's status — we're the right call.
Request a Free Condo Pre-Review1515 N. University Dr., Suite D102, Coral Springs, FL 33071 | (954) 271-2024 | Equal Housing Lender
Licensed Florida Mortgage Lender. This page is for informational purposes. Loan approval is subject to credit review, income verification, and property eligibility. Not all borrowers will qualify. Programs and rates subject to change without notice.
