Mortgage Loans in Pembroke Pines, FL: FHA, Conventional, Investor and HomeTown Heroes
You can get a mortgage in Pembroke Pines through William Ledesma at Bold Mortgage, a division of PRMG, who works with Pembroke Pines buyers by phone, video and e-sign, together with local agents. Your options include FHA, conventional, jumbo, DSCR investor and bank statement loans, plus Florida HomeTown Heroes for qualifying first-time buyers. Most homes here are in HOA communities, so the HOA fee and the association's rules are part of your loan plan from day one.
Buying a home in Pembroke Pines: what to know
Pembroke Pines is a large suburban city in southwest Broward County. It stretches from its border with Hollywood west toward the edge of the Everglades. Most of it was built from the 1980s through the 2000s as planned communities with lakes, parks and good road access to I-75 and Pines Boulevard. Families like the city because of its parks, such as C.B. Smith Park, and because the city runs its own charter school system.
Areas buyers ask about:
- Pembroke Falls: a gated community with single family homes, lakes and a large clubhouse.
- Silver Lakes: family neighborhoods built around lakes in the western part of the city.
- Chapel Trail: larger lots and bigger homes in the far west of the city.
- Pembroke Lakes: established homes and townhomes near Pembroke Lakes Mall.
- Grand Palms: homes and villas around a golf course.
- Century Village Pembroke Pines: a large 55+ condo community.
Shopping and jobs center on Pembroke Lakes Mall, The Shops at Pembroke Gardens and the Pines Boulevard corridor. Health care is a major employer, with Memorial Hospital West and Memorial Hospital Pembroke in the city, and Broward College's South Campus is here too.
The housing stock is mostly concrete block single family homes, townhomes and villas built in the last 40 years, plus 55+ condos. Many communities are gated and have HOA fees that cover the gate, common areas, and sometimes lawn care, cable or roofs. Buyers are mostly families who want more space and newer homes, buyers moving north from Miami-Dade, and retirees who choose the 55+ communities.
FHA loans in Pembroke Pines
FHA lets you buy with 3.5% down if your credit score is 580 or higher. With a score from 500 to 579, you need 10% down, and lender overlays may apply. The 2026 FHA limit for a one-unit home in Broward County is $667,000. Limits are higher for 2 to 4 unit properties.
You pay an upfront mortgage insurance premium, usually added to the loan, plus an annual premium paid monthly. With less than 10% down, it stays for the life of the loan unless you refinance.
Single family homes in HOA communities usually work well with FHA. Many townhomes and villas, however, are legally set up as condos, and Century Village units are condos too. In those cases the project must be FHA approved or the unit must qualify for single-unit approval. FHA counts your full HOA fee in your debt ratio, so a high fee can lower how much house you qualify for.
Conventional loans in Pembroke Pines
Conventional loans allow 3% down for qualifying first-time buyers and 5% down for most others. With less than 20% down you pay PMI, which you can ask to remove at 20% equity and which ends on its own at 22% based on the original schedule.
The 2026 conforming limit in Broward County is $832,750. Most Pembroke Pines homes fall under that limit. Larger homes in Chapel Trail or gated lakefront streets may go above it and need a jumbo loan. For condo style townhomes, villas and 55+ condos, the project must be warrantable.
Investor and DSCR loans in Pembroke Pines
A DSCR loan qualifies you on the property's rent instead of your personal income. Plan for 20 to 25% down. It works for LLCs, self-employed investors and buyers who own several rentals. William also offers conventional investment property loans and bank statement loans.
Rental demand comes from families who want the schools and parks, hospital staff at the Memorial campuses, Broward College students and staff, and workers who commute to Miami-Dade and the rest of Broward. Before you buy a rental, read the HOA documents. Many Pembroke Pines associations require tenant approval, set minimum lease terms, limit leasing in the first year of ownership or cap how many homes can be rented. Also check city zoning and licensing rules before you buy for short-term rental.
Florida HomeTown Heroes and down payment help in Broward County
Florida HomeTown Heroes is a Florida Housing Finance Corporation program for first-time buyers, which generally means you have not owned a primary residence in the past 3 years, who work full time for a Florida-based employer. It gives 5% of the first mortgage, with a minimum of $10,000 and a maximum of $35,000, as a 0% interest second mortgage with no monthly payment. You repay it when you sell, refinance, transfer the deed, pay off the first mortgage or stop living in the home.
You need a 640 minimum credit score and homebuyer education. Broward County income limits apply. Funding is released in rounds and can run out, so William checks availability the day you are under contract. A fully signed contract is needed to reserve funds. See Florida Housing for details.
Broward County also receives SHIP (State Housing Initiatives Partnership) funds for local down payment help through the Broward County housing office. Ask William about city options too.
Insurance, flood and condo rules that affect your loan in Pembroke Pines
- HOA fees and rules: the HOA fee is part of your monthly payment for qualifying. Ask what it covers and whether an increase or special assessment is planned.
- Flood zones: western Broward is flat and has many lakes and canals. Some streets sit in FEMA flood zones. If the home is in a Special Flood Hazard Area, flood insurance is required.
- Hurricane coverage: wind coverage is a large part of your premium. A wind mitigation report can lower it if the home has impact windows, shutters or a newer roof. Citizens Property Insurance is the state backstop, and Citizens now requires many policyholders to carry flood insurance.
- Roof age: many homes from the 1980s and 1990s are on a second or third roof. Insurers look hard at roof age, and older homes may need a 4-point inspection.
- Condo safety laws: Florida's milestone inspection and structural integrity reserve study rules apply to condo buildings three stories or taller, which includes some 55+ buildings. Weak reserves or open critical repairs can block conventional and FHA financing.
Your action plan
- Book a clarity call with William: book a call.
- Start with no hard credit pull and build a budget that includes HOA fees and insurance.
- Get pre-approved: start your pre-approval.
- Pick your program and check HomeTown Heroes and Broward help.
- Shop with a local agent who knows the gated communities, and ask for HOA documents early.
- Get insurance quotes, lock your rate and close.
Pembroke Pines mortgage FAQs
Where can I get the best conventional loan rates in Pembroke Pines?
Rates depend on your credit, down payment, property type and loan amount. Compare Loan Estimates from more than one lender on the same day. Bold Mortgage offers many loan programs, and William gives you a side-by-side comparison.
How do I qualify for an FHA loan in Pembroke Pines?
You generally need a 580 credit score for 3.5% down, steady income and a debt ratio that fits after your HOA fee is included. If the home is a condo style townhome or villa, the project must be FHA approved or qualify for single-unit approval. Approval depends on your credit, income, assets and the property.
Where can I apply for investor or DSCR mortgage programs in Pembroke Pines?
You can apply with William at Bold Mortgage online or by phone. He offers DSCR, conventional investment and bank statement loans. Check the HOA leasing rules first so your rental plan is allowed.
Can I use Florida HomeTown Heroes in Pembroke Pines?
Yes, if you are a first-time buyer who works full time for a Florida-based employer, has at least a 640 score and meets Broward income limits. The home must be your primary residence. William checks funding once you have a signed contract.
What should I know before buying in a gated HOA community in Pembroke Pines?
Get the HOA documents, budget and fee schedule early, and ask if any special assessment is coming. Some associations require you to apply and be approved before closing, which can take time, so build that into your contract dates. Find out if the community is an HOA or a condo, because that changes which loans work.
About William A. Ledesma
William A. Ledesma is a Florida licensed mortgage loan officer and Florida HomeTown Heroes specialist with Bold Mortgage, a division of PRMG. He helps buyers, homeowners and investors in Pembroke Pines and across Florida, in English and Spanish. Every client gets a clear action plan from pre-approval to closing.
- Call or text: (786) 387-3676
- Email: will@williamledesma.com
- Office: 4960 SW 72nd Ave, Suite 400, Miami, FL 33155
- Client reviews: Read reviews from William's clients
More Florida mortgage guides: Hollywood, Miramar, Fort Lauderdale, Coral Springs. Lea esta guía en español.
William A. Ledesma, NMLS #1232716. Bold Mortgage is a division of Paramount Residential Mortgage Group, Inc. (PRMG), NMLS #75243, Florida Mortgage Lender Servicer License MLD1608. Equal Housing Opportunity. This page is general information, not a commitment to lend. All loans are subject to credit approval, underwriting guidelines and property eligibility. Loan limits, program terms and down payment assistance funding can change without notice.
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