Miami-Dade County · South Beach to North Beach
Miami Beach Mortgage Broker
Buying on the island is its own kind of mortgage. Most homes are condos in older buildings, every property sits in a flood zone, and many buyers are financing a second home or a rental. We shop all of that across a panel of lenders who actually lend on Miami Beach.
Miami Beach's Mortgage Broker Offering the Lowest Rates
We specialize in Miami Beach residential mortgages.
A Miami Beach purchase tests a lender in ways a suburban house never does. The building has to pass the lender’s condo review, the flood and wind policies have to be bound before closing, and the borrower is often self-employed, retired, buying a second home or earning income abroad. A retail bank with one set of guidelines says no to a surprising share of those files. A broker with many lenders finds the one whose guidelines say yes, then competes it on price.
That is the job we do. Our loan consultants are not order takers reading from a single bank’s product sheet. They know which lenders approve which kinds of buildings, how each one treats rental income and foreign assets, and how to get a file through underwriting without surprises in the last week. You can see what that competition produces on our Miami mortgage rates page, priced live for Miami-Dade County.
Three kinds of Miami Beach purchase
An oceanfront or bayfront condo
The most common Miami Beach loan. Approval depends as much on the building’s reserves, insurance and pending assessments as on your credit. We review the condo questionnaire before you are deep into the contract.
A house on the islands
Single-family homes on the Venetian, Sunset and La Gorce islands and in Mid-Beach and North Beach typically land in jumbo territory, where pricing varies widely by lender.
A second home or rental
Second-home and investment pricing differ from a primary residence, and investors can qualify on the rent with a DSCR loan instead of tax returns.
Rates our lenders are offering in Miami-Dade today
No points, no credit
0.125 points
0.162 points
$672 lender credit
$713 lender credit
Par rate per program for a single-family primary residence in Miami-Dade County, 20% down, 780+ credit, 30-day lock, escrows included. Rates change through the day and are not a commitment to lend. Price your own Miami Beach scenario, no credit pull.
On Mortgage: Your Trusted Miami Beach Mortgage Broker
On Mortgage is proud to serve Miami Beach, a city known around the world for its beaches, its nightlife and its luxury real estate. Whether you are buying a beachfront home, refinancing an investment property or shopping the island’s condo market, we put together a mortgage built around your situation rather than a generic one.
Our office is a short drive across the causeway in downtown Miami, and our loan officers work Miami Beach files every week. That local repetition is what lets us tell you early which buildings lenders are comfortable with, what flood coverage a lender will require on a ground-floor unit, and how a special assessment in progress affects your approval. Our team includes Spanish-speaking loan officers, and we regularly work with buyers whose income or assets are held outside the United States.
Warrantable and non-warrantable buildings
| Warrantable building | Non-warrantable building | |
|---|---|---|
| What it means | Meets Fannie Mae and Freddie Mac condo standards | Falls short on reserves, litigation, rental share, commercial space or a single owner holding many units |
| Who lends | Most lenders, standard conventional pricing | Portfolio and non-QM lenders on our panel |
| Down payment | As little as 3% to 5% on a primary residence | Usually 10% to 25% depending on the lender and occupancy |
| Rate | Agency pricing | Higher, but the loan still closes |
Florida’s 2025 condo legislation, with its milestone structural inspections and required reserve funding, has moved a number of older Miami Beach buildings from one column to the other while they catch up. We check where a building stands before you commit, so the financing plan matches the building you are actually buying.
Miami Beach Real Estate Market Overview
As of mid-2026, the median sale price in Miami Beach is around $630,000, and homes typically take about 130 days to sell. That is a slower market than the mainland, largely because so much of the inventory is condominium units where buyers and lenders both want to see the building’s inspection reports and reserve plans before they commit.
For a buyer, that pace is useful. It leaves room to negotiate on price or on a seller credit toward closing costs, and time to have the condo questionnaire reviewed before your inspection period ends. As your local Miami Beach mortgage broker, On Mortgage matches you with financing built for that reality.
The single biggest variable on a Miami Beach payment is usually insurance, not the rate. Flood insurance is required by lenders on properties in a Special Flood Hazard Area, which covers most of the island, and condo owners also carry an HO-6 policy on top of the association’s master policy. A ground-floor unit and a twentieth-floor unit in the same building can carry very different costs.
We put those numbers in front of you early. Every option on our rates page links to a full payment estimate with Miami-Dade property tax and an insurance figure you can edit to match your quote, and the payment calculator does the same before you have a property picked.
Miami Beach insurance and tax costs, by the numbers
These are the Miami-Dade County figures behind our Miami Beach estimates, worked through on a home at the island’s median price. The insurance figure is a homeowners (HO-3) policy for a house; most Miami Beach buyers are in condos, where your own HO-6 policy is far smaller but the building’s wind and flood coverage is paid through association dues. Either way, flood insurance is a separate policy and is required by lenders across most of the island.
Sources: Florida county homeowners insurance premiums (worthinsurance.com) and county total millage (movewithmomentum.com), updated October 2026. Your own premium depends on the home’s age, roof, construction and wind mitigation features, and flood coverage is a separate policy. Property tax and homeowners insurance are estimates (1.2% and 0.85% of the home’s value per year). Your actual taxes and insurance premium depend on the property, exemptions and the policy you choose, and will be confirmed on your Loan Estimate. Run your own numbers.
Opportunities for Real Estate Investors in Miami Beach
Miami Beach is a prime destination for real estate investors, thanks to steady demand for vacation stays and long-term leases alike. South Beach and Mid-Beach draw visitors year-round, which makes them natural targets for rental property investment. On Mortgage secures competitive financing for investment condos, small multifamily buildings and vacation homes so the numbers work from the first month.
Two things decide whether a Miami Beach rental pencils out. The first is the city’s short-term rental rules: Miami Beach allows short-term rentals only in certain districts and buildings, and many condo associations add their own minimum lease terms. We confirm the property’s status before a lender counts nightly-rental income. The second is the full carrying cost: association dues, any special assessments, flood and wind coverage, and taxes on a non-homesteaded property.
For investors who hold property in an LLC or already own several financed homes, a Miami Beach DSCR loan qualifies on the property’s rent rather than your personal income. Self-employed buyers purchasing a primary or second home can use bank statement loans.
Miami Beach Housing Market Forecast
Experts predict home values across Miami Beach will rise about 3.5% over the coming year, led by luxury condominiums and newer eco-conscious developments. Demand for properties close to the ocean keeps competition steady for the best-located homes, even while older buildings take longer to sell.
What that means for financing: newer buildings with fully funded reserves will keep qualifying for the best conventional pricing, while older buildings working through their inspections may need a portfolio lender for a while. Owners who bought in the last few years may already have the equity for a cash-out refinance. With On Mortgage you have the market read and the lender options to act on it. Start with the refinance calculator or the live rate finder.
Why Choose On Mortgage as Your Miami Beach Mortgage Broker?
Choosing a mortgage broker matters more on the island than almost anywhere in Florida, because the building and the insurance can sink a loan that looks fine on paper. On Mortgage offers the full range of Miami Beach financing:
Conventional mortgages
Fixed and adjustable loans for primary homes, second homes and investment condos in warrantable buildings.
FHA loans
3.5% down for owner-occupants, in buildings on the FHA approved condo list or approved through single-unit review.
VA loans
No down payment for eligible veterans in VA-approved buildings and single-family homes.
Jumbo loans for luxury properties
For island homes and oceanfront penthouses above the Miami-Dade conforming limit, including interest-only options.
Refinancing solutions
Rate and term, cash-out for renovation or another purchase, and streamline options for FHA and VA owners.
Non-QM and bank statement
For business owners, foreign-income borrowers and investors whose returns do not show what they earn.
Our team of experienced brokers understands the particular challenges of Miami Beach and works to find you the best mortgage terms, whether this is your first condo on the island or your fifth investment property.
Our Reviews
What Florida borrowers say after closing with On Mortgage. Five stars on Google (130 reviews) and Zillow (92 reviews).
“Caroline Da Silva from Miami Mortgage Brokers just got us approved for our first mortgage, and we would definitely work with her again after this experience! From the moment our broker connected us with Caroline, she was always several steps ahead throughout the process. We were impressed that Miami Mortgage Brokers had us clear to close a week early,...”
“Chris was outstanding throughout the entire transaction! Always accessible and was able to provide the best financing option when others could not! I would highly recommend him and hope to do more transactions with him.”
“I recently had the pleasure of working with Chris as my loan officer, and I cannot speak highly enough of his exceptional service. He guided me through every step with clarity and patience. What truly sets Chris apart is his remarkable efficiency: not only was he incredibly responsive to my inquiries, but he also expedited the loan process, resulting in the...”
Miami Beach mortgage questions
Why do Miami Beach condo loans take longer to approve?
Because the lender approves the building as well as the borrower. That review covers the association’s reserves, its insurance, any litigation, how many units are rented and whether milestone inspections are complete. We request the condo questionnaire as soon as you have an accepted offer so the building review runs alongside your own approval instead of after it.
Is flood insurance required on a Miami Beach mortgage?
On most of the island, yes. Lenders require flood coverage on properties in a FEMA Special Flood Hazard Area, and most of Miami Beach is in one. For a condo the association usually carries a master flood policy and the lender checks that it is adequate. We help you get the coverage figures early so your payment estimate is real.
Can I buy a Miami Beach condo as a second home with 10% down?
Often, yes, in a warrantable building. Second-home loans on conventional terms commonly start at 10% down with good credit. Non-warrantable buildings and investment purchases usually need more. We price the options side by side so you can compare down payment, rate and cash to close.
Can I rent out my Miami Beach condo on Airbnb?
It depends on where it is. The City of Miami Beach permits short-term rentals only in certain zoning districts, and many condo associations set minimum lease terms of their own. We confirm the rules for the specific property before a lender counts short-term rental income toward your approval.
Do you lend to foreign buyers in Miami Beach?
Yes. We work with lenders that finance foreign nationals and borrowers with income or assets abroad, which is common on Miami Beach. Expect a larger down payment and reserve requirement than on a standard loan, and plan a little extra time for document translation and verification.
How is a broker different from a Miami Beach bank branch?
A bank can only offer its own programs and its own rate. As a broker, On Mortgage prices your loan across many wholesale lenders, chooses one that approves your building and income type, and manages the file to closing. If one lender declines the building, we move the loan to another instead of starting over.
More for Miami Beach borrowers
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Contact OnMortgage: Miami Beach’s Leading Mortgage Broker
Ready to buy or refinance on Miami Beach? Contact OnMortgage to talk through your building, your insurance and your numbers with a broker who works the island every week. Personal service, many lenders, one point of contact.