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Pembroke Pines · FHA purchase and assumption
Pembroke Pines FHA Home Loan
New FHA loans with 3.5% down, and something many buyers overlook: taking over a seller’s existing FHA loan at the rate they locked years ago. In Pembroke Pines, plenty of those loans are out there.
We specialize in Pembroke Pines FHA home financing.
Pembroke Pines is one of Broward’s largest cities, and one of its most FHA-friendly: suburban homes and townhomes around lakes and parks, a city-run charter school system that draws young families, and condo communities that attract downsizers. With a median near $525,000, most of the city fits inside FHA’s 2026 limit.
On Mortgage compares FHA lenders for new purchase loans and helps buyers evaluate assumptions, where you take over the seller’s existing loan. See all of today’s programs on our Pembroke Pines mortgage rates page, or speak with the Pembroke Pines mortgage broker team.
Today’s Pembroke Pines FHA Mortgage Rate
$374 lender credit
0.125 points
No points, no credit
$672 lender credit
$1,577 lender credit
Par rate per program for a single-family primary residence in Broward 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 Pembroke Pines scenario, no credit pull.
Pembroke Pines FHA Loan Benefits: Affordable Homeownership Starts Here
Beyond 3.5% down and flexible credit, FHA has a feature conventional loans lack: it is assumable. A qualified buyer can take over the seller’s FHA loan, keeping its rate and remaining term. The catch is the equity gap, the difference between the price and the remaining balance, which you cover with cash or a second loan. Here is an example on a $500,000 Pembroke Pines home whose seller owes $300,000 on an FHA loan at 3.25% with 25 years left:
| $500,000 purchase | Assume the seller’s loan | New FHA loan today |
|---|---|---|
| Cash from you | $50,000 | $17,500 (3.5%) |
| First mortgage | $300,000 at 3.25%, 25 years left | $490,944 at 6.250%, 30 years |
| Second loan for the rest of the gap | $150,000 at an assumed 8.5% | None |
| Principal and interest | $2,615/mo | $3,023/mo |
| FHA monthly mortgage insurance | About $213/mo (older loans often carry a higher rate) | $221/mo |
Illustration only. The assumed loan keeps its original mortgage insurance terms; 0.85% is shown as a typical premium for loans from that period. Second-loan rates and availability vary, and the seller’s lender must approve the assumption. Taxes and insurance are the same in both columns and are not shown.
The trade-off is cash: an assumption needs far more up front unless a second loan fills the gap, and assumptions take longer to close. For buyers with savings, though, a 3% first mortgage can be worth a great deal over time. We price both paths so you can decide.
Pembroke Pines FHA Loans for First-Time Homebuyers
For most first-time buyers, a new FHA loan is still the simplest path: 3.5% down at a 580 score, gift funds from family and up to 6% in seller contributions. Pembroke Pines’ HOA communities, from townhomes near Pembroke Lakes to single-family neighborhoods in Silver Lakes and Chapel Trail, are mostly fee-simple homes that FHA treats like houses, with the dues counted in your payment.
Young families often pick their neighborhood by school: the city’s own charter schools and Broward public schools such as West Broward High, Silver Trail Middle and Chapel Trail Elementary. We help you price homes in the zones you want before you fall in love with one.
On Mortgage: Pembroke Pines FHA Loan Experts
In one of Broward’s largest cities, Pembroke Pines offers a strong mix of value, schools and family-friendly communities, making FHA a top choice for first-time buyers. It also serves downsizers. Century Village, the city’s large 55-plus community, and other condo developments offer lower-priced homes for retirees and empty nesters, many of whom use FHA when they want to keep cash in reserve rather than pay all cash. Condo buildings need FHA approval or single-unit approval, which we confirm first.
Mortgage insurance on a new FHA loan at the city median:
| $525,000 purchase | Base loan | Upfront MIP (1.75%, financed) | Monthly MIP | How long MIP lasts |
|---|---|---|---|---|
| 3.5% down | $506,625 | $8,866 | $232 (0.55% a year) | Life of the loan |
| 5% down | $498,750 | $8,728 | $208 (0.50% a year) | Life of the loan |
| 10% down | $472,500 | $8,269 | $197 (0.50% a year) | 11 years |
Current FHA premiums for a new 30-year loan at this price.
2026 FHA Loan Limits for Pembroke Pines
Pembroke Pines falls under Broward County, where the 2026 FHA limits are:
| Broward County, 2026 | FHA loan limit | Highest price at 3.5% down |
|---|---|---|
| Single-family, condo or townhome | $667,000 | $691,100 |
| Two-unit | $853,900 | $884,800 |
| Three-unit | $1,032,150 | $1,069,500 |
| Four-unit | $1,282,700 | $1,329,200 |
Limits apply to new FHA loans. An assumed loan keeps its existing balance regardless of the current limit.
Neighborhood & FHA Access
FHA-friendly neighborhoods include Silver Lakes, Chapel Trail and Pasadena Lakes, with single-family homes and townhomes in established HOA communities. Condo buyers, often starter buyers or downsizing retirees, look at Century Village and other condo communities across the city, where FHA eligibility varies by building.
Market Snapshot
Pembroke Pines’ median sale reached about $525,000 in mid-2026, and values are expected to keep rising modestly. With most homes under the FHA limit and many sellers carrying low-rate FHA loans from earlier years, buyers here have more options than in most cities. We compare new FHA, assumption and conventional paths for each buyer.
Why Pembroke Pines FHA Loans Make Sense
Good schools, family-friendly communities and a wide mix of housing keep Pembroke Pines one of South Florida’s most accessible places to buy with FHA.
Most homes fit
The median is well inside the FHA limit.
Assumption options
Low-rate FHA loans from earlier years can transfer to you.
Downsizer friendly
FHA in approved 55-plus and condo communities.
Frequently Asked Questions: FHA Loans
Can I assume a seller’s FHA loan in Pembroke Pines?
Yes, if you qualify with the loan servicer. You take over the existing rate, balance and remaining term, and you pay the seller the difference between the price and the balance, with cash or a second loan where available.
How long does an FHA assumption take?
Usually longer than a new loan, often 45 to 90 days, because the servicer handles the approval. Build that into your contract timeline.
Can I use FHA to buy in Century Village?
If the specific building or unit is FHA approved, yes. Approval varies across the community, so we check the building before you make an offer.
What is the FHA limit in Pembroke Pines for 2026?
$667,000 for a new FHA loan on a one-unit home in Broward County.
Do HOA dues affect my Pembroke Pines FHA loan?
Yes. Lenders count HOA dues in your monthly housing payment, so they reduce the loan amount you can qualify for.
Our Reviews
What Florida borrowers say after closing with On Mortgage. Five stars on Google (130 reviews) and Zillow (92 reviews).
“We cannot say enough amazing things about Caroline! As a first-time homebuyer, this was such a huge and exciting milestone for us, and we’re so grateful that we had her by our side throughout the entire process. Caroline was incredibly knowledgeable, patient, responsive, and supportive from beginning to end.”
“Caroline was great. Always responsive and available whenever I needed assistance or had questions. 10/10 would recommend to any veteran or anyone for that matter.”
“Highly recommend working with her! She was professional, courteous, and always on time. She is soft-spoken, extremely knowledgeable, and took the time to answer all of my questions with patience and care. She made the entire mortgage process smooth and stress-free.”
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Price a Pembroke Pines FHA loan
New FHA loan or an assumption of the seller’s, On Mortgage will price both and show you the cash, the payment and the timeline. Call or start online today.