Mortgage broker · Fort Lauderdale & Broward County, FL
Fort Lauderdale Mortgage Broker – Home Loans in Broward County
Whether you're buying your first condo steps from Las Olas Boulevard, refinancing a waterfront investment property in Hollywood, or scaling a rental portfolio across Broward County, getting the right mortgage matters as much as finding the right home. John Pastre is a licensed mortgage loan originator serving Fort Lauderdale and all of Broward County — bringing a full menu of loan programs, lender-direct pricing, and the kind of hands-on guidance that big banks rarely offer. NMLS #1827883.
Loan Programs Available in Fort Lauderdale
As a mortgage lender in Fort Lauderdale with access to a wide network of wholesale and retail lending partners, John can source the right product for a broad range of purchase and refinance scenarios.
FHA loans
FHA Loans – Fort Lauderdale
FHA loans are a popular entry point for first-time buyers in Broward County. Because Broward is classified as a high-cost area, the 2025 FHA loan limit for a single-family home is $524,225 — giving buyers meaningful purchasing power with as little as 3.5% down (subject to credit qualification). FHA financing can also apply to eligible two-to-four-unit properties, which may help buyers offset mortgage costs with rental income.
See FHA & conventional loan details →Jumbo loans
Jumbo Loans – Fort Lauderdale
In many Fort Lauderdale neighborhoods — Las Olas Isles, Harbor Beach, Rio Vista, and along the Intracoastal — purchase prices routinely exceed the 2025 conventional conforming limit of $806,500. A jumbo loan steps in where conforming financing ends. John works with lenders offering jumbo programs up to several million dollars, with competitive terms for qualified borrowers — including bank statement options for self-employed buyers.
Non-warrantable condos
Non-Warrantable Condo Loans
Fort Lauderdale's condo market is dense with buildings that Fannie Mae and Freddie Mac won't finance — think high investor-ownership ratios, pending litigation, or large commercial footprints in the building. Non-warrantable condo financing through portfolio lenders can keep your deal alive when conventional approval hits a wall. If you've been told your condo "doesn't qualify," contact John before walking away.
Investor loans
DSCR Loans for Investors
Debt-Service Coverage Ratio (DSCR) loans qualify based on the rental income of the property rather than your personal tax returns — a major advantage for investors with multiple properties or complex income structures. Broward County's rental demand, from downtown Fort Lauderdale to Deerfield Beach, makes DSCR a go-to tool for building and growing a residential portfolio.
Learn about DSCR loans →Refinancing
Cash-Out Refinance – Florida
Florida homeowners have seen significant equity growth over recent years. A cash-out refinance can convert that equity into usable capital for renovations, debt consolidation, a down payment on an investment property, or other financial goals. Conventional, FHA, and jumbo cash-out options may be available depending on your loan balance, property type, and credit profile.
See refinance options →Foreign national loans
Foreign National Loans
South Florida is a global destination for international buyers, and Fort Lauderdale is no exception. John works with lenders that offer foreign national loan programs — no U.S. credit history or Social Security number required — for buyers from Latin America, Europe, Canada, and beyond purchasing condos or single-family homes in Broward County.
Not sure which program fits your situation?
Get a no-obligation mortgage quote for Fort Lauderdale or anywhere in Broward County.
Who Is This Page For?
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First-time buyers
Exploring FHA or low-down-payment conventional options in Pompano Beach, Coral Springs, Tamarac, or Margate.
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Move-up buyers
Purchasing in Weston, Plantation, or Davie who need jumbo or conventional financing.
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Condo buyers
In downtown Fort Lauderdale, Fort Lauderdale Beach, or Hallandale Beach dealing with non-warrantable buildings.
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Real estate investors
Using DSCR loans to acquire or refinance long-term rentals and short-term rentals across Broward County.
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Foreign nationals
Buying a second home or investment property in the South Florida market.
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Current homeowners
Who may qualify for a cash-out refinance in Florida to tap built-up equity.
How the Process Works
- Step 1
Free Consultation & Pre-Approval
Start with a no-obligation conversation. John reviews your goals, income, assets, and credit to identify the best loan program for your situation and issues a pre-approval letter so you can shop with confidence.
- Step 2
Loan Structuring & Shopping
With access to multiple lenders, John compares program options — rate, terms, closing costs — so you're not locked into one institution's limited menu. You get to see your options side by side.
- Step 3
Clear-to-Close
John manages the file through underwriting, coordinates with your real estate agent and title company, and keeps you informed at every step. The goal is a smooth, on-time closing — whether you're buying a beachside condo or refinancing a rental duplex.
Fort Lauderdale's Mortgage Market — What Buyers Should Know
Fort Lauderdale sits at the heart of Broward County's diverse real estate market. Neighborhoods like Victoria Park and Colee Hammock attract primary-residence buyers with a walkable urban feel; Las Olas Isles and Harbor Beach draw high-net-worth buyers and jumbo borrowers; the Fort Lauderdale Beach corridor is heavy with condo inventory — much of it non-warrantable. Head west and you'll find Coral Springs, Weston, and Pembroke Pines offering more traditional single-family product well-suited to conventional and FHA financing.
The Broward County condo market deserves special attention. Many high-rise and mid-rise buildings along A1A and in the downtown core carry characteristics — large investor ratios, resort-style amenities managed by an HOA with commercial revenue, or a single entity owning more than 10% of units — that disqualify them from conventional financing. Buyers who don't know this going in can find themselves scrambling for alternatives at the last minute. Working with a mortgage lender in Fort Lauderdale who knows the local condo landscape from the start saves time, money, and stress.
Fort Lauderdale is also a significant market for foreign national buyers, particularly from Latin America and Western Europe. Many purchase cash out-of-pocket initially and later seek foreign national financing or a cash-out refinance once the property is established. If that sounds like your situation, it may be worth exploring your options sooner rather than later.
Frequently Asked Questions
What is the FHA loan limit in Fort Lauderdale for 2025?+
For 2025, the FHA loan limit for a single-family home in Broward County is $524,225. This is higher than the national baseline because Broward is designated a high-cost area by HUD. Eligible multi-unit properties carry higher limits. FHA requires a minimum 3.5% down payment for borrowers who meet the credit guidelines.
What makes a condo "non-warrantable" in Fort Lauderdale?+
A condo is typically considered non-warrantable when it doesn't meet Fannie Mae or Freddie Mac guidelines — common reasons include more than 35% of units being investor-owned, active litigation involving the HOA, hotel or condo-hotel use, or a single entity owning multiple units. Many desirable Fort Lauderdale buildings fall into this category. Portfolio lenders offer non-warrantable condo loan programs that can make these purchases possible.
Do I need to be a U.S. citizen to get a mortgage in Fort Lauderdale?+
No. Foreign national loan programs are specifically designed for non-U.S. citizens and non-residents purchasing property in Florida. These loans typically require a larger down payment and may carry different documentation requirements, but they do not require a U.S. Social Security number or domestic credit history. Contact John for a program overview tailored to your country of residence and purchase scenario.
What is a DSCR loan and how does it work in Broward County?+
A DSCR (Debt-Service Coverage Ratio) loan qualifies a borrower based on the subject property's rental income relative to the mortgage payment — rather than personal W-2 or tax return income. If the property's projected or actual rent covers the PITIA (principal, interest, taxes, insurance, and association dues), you may qualify. This makes DSCR loans particularly useful for investors in Broward County's strong rental market.
When does a loan become a jumbo loan in Fort Lauderdale?+
In 2025, any loan amount above the conventional conforming limit of $806,500 for a single-unit property in Florida is considered a jumbo loan. Jumbo loans typically require stronger credit profiles, higher reserves, and larger down payments than conforming loans, though the exact requirements vary by lender. John can walk you through what qualifying looks like for your specific purchase price.
Can I do a cash-out refinance on a Florida investment property?+
Yes, cash-out refinancing is generally available on investment properties in Florida, though the guidelines differ from primary-residence refinancing — lenders typically allow a lower maximum loan-to-value (LTV) on non-owner-occupied properties and may apply a higher rate. The amount of equity you can access will depend on your property's current value, existing loan balance, and the lender's guidelines. An appraisal is typically required.
Explore loan programs
Ready to Talk? Get a Free Fort Lauderdale Mortgage Quote.
If you're buying, refinancing, or investing anywhere in Broward County — Fort Lauderdale, Hollywood, Hallandale Beach, Pompano Beach, Coral Springs, Deerfield Beach, Weston, or Davie — John Pastre is ready to help you find the right loan for your situation.
John Pastre | Mortgage Loan Originator | NMLS #1827883
Licensed in Florida and Virginia
Rates, terms, and program availability are subject to change and vary by borrower. This is not a commitment to lend. All loans subject to credit approval.
Looking for mortgage options in Miami-Dade? Visit the Miami Mortgage Broker page. Serving military buyers? See the VA Loan page.
NMLS #1827883