Mortgage Broker Miami-Dade County FL | AI REMCO L.L.C. (NMLS #2560393)

01Financing homes in Miami-Dade County

What matters when you finance a Miami-Dade County home

AI REMCO L.L.C. is a licensed mortgage broker based in Oldwick, New Jersey, in Tewksbury Township, serving borrowers throughout Miami-Dade County, Florida.

Miami-Dade is Florida's largest and most complex market — high-rise condos, single-family neighborhoods from Coral Gables to Kendall, and agricultural land near Homestead. Condo project eligibility, Florida's structural-inspection and reserve requirements, and foreign- and self-employed-income documentation come up constantly.

Property type drives the loan here as much as the borrower does. A condominium, a townhouse in an association and a detached single-family home are three different underwriting conversations even on the same street. As a broker, AI REMCO L.L.C. (NMLS #2560393) works with a wholesale lender and helps borrowers review the programs available for their property, documentation and circumstances.

AI REMCO L.L.C. does not have a Miami-Dade County office. We work from Tewksbury, New Jersey, are licensed as a mortgage broker in New Jersey, Pennsylvania and Florida, and handle Miami-Dade County files remotely — application, document collection and updates by phone, email and video. Every figure we provide is an estimate, not a commitment to lend; all loans are subject to credit approval, underwriting and property appraisal.

Most Miami-Dade County files land in one of a few programs: Conventional loans in Miami-Dade County, FHA loans in Miami-Dade County and VA loans in Miami-Dade County. Business owners can compare Non-QM options for self-employed borrowers, including bank statement loans, and first-time buyers can read how FHA down payment, credit and mortgage insurance requirements work.

Miami-Dade County, FL mortgage facts

2026 conforming loan limit (one unit): $832,750; Source: FHFA
2026 conforming loan limit (two units): $1,066,250; Source: FHFA
2026 conforming loan limit (three units): $1,288,800; Source: FHFA
2026 conforming loan limit (four units): $1,601,750; Source: FHFA
High-cost area designation: No — 2026 national baseline limits apply; Source: FHFA
County FIPS code: 12086 (CBSA 33100); Source: Census / OMB

Loan limit figures published by the Federal Housing Finance Agency for 2026 — fhfa.gov conforming loan limits. Last reviewed 2026-09-05. For reference only.

Miami-Dade County, FL at a glance

Median home value: $463,000
Median property tax paid: $3,744/yr; About 0.81% of the median home value
Home price change: +2.8% in 2025; +79.5% over 5 years (2020-2025)
Median household income: $71,753
Homeowners: 52%; 509,440 of 975,411 occupied homes are owner-occupied
Typical home built: 1980
Homes in a high-risk flood zone: 40.5%; 199,250 of 492,181 homes
Flood insurance policies: 164,154; 8,039 flood claims since 2015
Population: 2,738,356

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; FHFA House Price Index, county annual, 2025; FEMA OpenFEMA, National Flood Insurance Program data, as of August 2026. Public estimates for the county as a whole, for general information only; they are not an appraisal, a tax figure for any property or a prediction.

Miami-Dade County housing market

Government and Freddie Mac data, updated as each source publishes.

Home prices, past year: +2.5%; July 2026 vs a year earlier · +42.1% over 5 years
Home purchase loans, 2025: 17,929; -8.3% vs 2024
Average purchase loan, 2025: $673,284
FHA and VA share of loans, 2025: 16.2%; 4,811 FHA · 735 VA of 34,231 conventional, FHA and VA loans made
Refinances, 2025: 10,481; 3,399 rate-and-term · 7,082 cash-out
New homes permitted, last 12 months: 11,258; -16.9% vs the year before · 895 in August 2026

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Sources: Consumer Financial Protection Bureau, HMDA data (loans originated); U.S. Census Bureau, Building Permits Survey; Freddie Mac House Price Index (FMHPI). Figures describe the past and are for general information only; they are not an appraisal, a forecast or an offer of credit.

02Communities we serve

Miami-Dade County municipalities and areas

Miami is the Miami-Dade County seat. We work with borrowers throughout the county, including areas not listed here.

MiamiHialeahCoral GablesMiami BeachKendallHomesteadDoralAventura

AI REMCO L.L.C. is based in Oldwick, NJ, in Tewksbury Township, and serves borrowers throughout Miami-Dade County — we do not maintain a branch office in every county we serve.

03Local considerations

Miami-Dade County home-buying considerations

Condominium and townhouse approvals

Condos are underwritten twice — the borrower and the association. Owner-occupancy ratios, budget and reserve levels, insurance coverage, litigation and delinquency rates all affect whether a project is eligible, and the standards differ between conventional, FHA and VA. Florida associations also face structural-inspection and reserve-funding requirements under state law, and lenders increasingly ask for that documentation, so the association's paperwork is worth requesting early. Checking the project before you write an offer avoids losing weeks on a condo that a given program cannot finance.

City housing stock and mixed-use blocks

Row homes, converted buildings, and houses sharing a wall or sitting above a storefront are all financeable, but the details matter: mixed commercial use, unpermitted conversions, and party-wall conditions each affect which lender and program fit the file. Sorting that out early keeps the appraisal from becoming the surprise.

Loan amounts above the conforming limit

Where prices run higher, plenty of purchases land above the conforming loan limit and become jumbo files. Conforming limits are set annually by county, and jumbo underwriting is its own conversation — documentation, reserves and appraisal expectations differ from conforming loans.

FEMA flood zones

Parcels mapped in a FEMA special flood hazard area require flood insurance as a condition of the loan, and the zone — not the street — determines that. Our flood-map tool shows the FEMA zone for an address. Our affiliated agency, Ai Real Estate LLC, is licensed to quote flood coverage in Pennsylvania and Florida; that affiliated business arrangement is disclosed to you in writing.

Association dues in the payment

Association dues, master-association fees and special assessments are part of the housing expense a lender counts, so they affect qualifying just as taxes and insurance do. In newer planned communities the dues can be substantial, and pulling the actual figures early keeps a pre-qualification estimate close to the final numbers.

04How the financing works

Financing a Miami-Dade County home, step by step

Florida taxes, homestead exemption and Save Our Homes

Florida property taxes are assessed by the county property appraiser and collected by the county tax collector. A homestead exemption and the Save Our Homes assessment cap can hold a long-time owner's taxable value well below market value, which means the seller's current tax bill often understates what a new owner will pay after the property is reassessed. We look at that gap before quoting a payment, because it is one of the most common surprises on a Florida purchase.

Florida insurance, wind and inspections

In Florida, hazard, wind and flood coverage are separate considerations, and roof age, construction type and the four-point or wind-mitigation inspection results all influence what a policy costs — which in turn affects qualifying. Condominium and association purchases add structural-integrity and reserve-funding documentation under state law, and lenders increasingly request it. Premiums are quoted by insurers, not by us.

Documents, the appraisal, credit review, rate locks and refinancing work the same way in every county: see how the mortgage process works.

05Loan programs

Loan programs that fit Miami-Dade County

Miami-Dade County uses the 2026 national baseline conforming limit of $832,750 on a one-unit home. Above that amount a purchase or refinance moves to jumbo guidelines, which set their own credit, reserve and appraisal requirements.

Conventional loans
The default for most purchases and refinances, including single-family homes and condos.
FHA loans
Government-insured financing with a lower minimum down payment — useful on older housing and for shorter credit histories.
VA loans
Eligible veterans and service members can buy with no down payment.
Jumbo loans
Prices in parts of Miami-Dade County put plenty of purchases above the conforming limit.
Non-QM and bank-statement loans
For self-employed borrowers and contractors whose tax returns understate cash flow.
Cash-out refinance
Using accumulated equity for repairs, debt consolidation or other needs.

All Florida counties we serve How wholesale mortgage pricing works

06Questions borrowers ask

Miami-Dade County mortgage questions

What is the 2026 conforming loan limit in Miami-Dade County, FL?

The 2026 FHFA one-unit conforming loan limit in Miami-Dade County is $832,750. Loan amounts at or below that figure follow conventional conforming guidelines; above it, the loan is a jumbo and is underwritten to the investor's own credit, reserve and appraisal requirements.

How do I find a mortgage broker for a Miami-Dade County, FL property?

Look for a broker licensed in Florida and verify the license on the NMLS Consumer Access site (nmlsconsumeraccess.org). AI REMCO L.L.C. is a licensed mortgage broker in Florida, NMLS #2560393, and works with Miami-Dade County borrowers. You can reach a licensed loan officer at (732) 561-4292 or [email protected].

Does Ai Remco have an office in Miami-Dade County?

No. AI REMCO L.L.C. works from Tewksbury, New Jersey and serves Miami-Dade County borrowers remotely, by phone, email and video. There is no Miami-Dade County branch office.

What does a mortgage broker do differently than a bank in Miami-Dade County?

AI REMCO L.L.C. is a mortgage broker that works with a wholesale lender. We help you explore available loan programs and guide you through the mortgage process. The lender underwrites and funds the loan. We receive compensation for arranging mortgages; available terms depend on lender requirements and borrower qualifications.

Can you finance a condo in Miami-Dade County?

Often, yes, but the association is reviewed alongside the borrower. Owner-occupancy, reserves, insurance, litigation and delinquencies all affect project eligibility, and conventional, FHA and VA each apply different standards. Requesting the association's documents early tells us which programs are open before an offer is written.

Will I need flood insurance in Miami-Dade County?

A lender's current flood determination establishes whether a federal flood-insurance requirement applies. Map changes or corrected determinations can affect that requirement, and a lender may require coverage outside a mapped high-risk area. Confirm required coverage with the lender. Our flood-map tool shows the FEMA zone for an address, and our affiliated agency, Ai Real Estate LLC, is licensed to quote flood coverage in Florida — an affiliated business arrangement disclosed to you in writing. Wind and hurricane coverage is separate from flood.

How long does a Miami-Dade County mortgage take to close?

It depends on the program, the appraisal schedule, the title work and how quickly documentation comes back — not on a fixed timetable we can promise. What we can do is tell you at the start what the file needs, so the avoidable delays do not happen. Any timeline discussed is an estimate, not a guarantee.

Which Miami-Dade County towns does Ai Remco work in?

All of them. AI REMCO L.L.C. is licensed as a mortgage broker in Florida and works with borrowers anywhere in Miami-Dade County, including municipalities not listed on this page. Files are handled remotely from Tewksbury, New Jersey — there is no Miami-Dade County branch office.

Do property taxes in Miami-Dade County affect how much I can borrow?

Yes. Taxes and insurance are part of the housing expense a lender counts, so a higher tax bill reduces the loan amount a given income supports. We use the parcel's actual assessed figure where available, and treat pre-closing figures as estimates.

Talk through a Miami-Dade County purchase or refinance

Reach a licensed loan officer at (732) 561-4292 or [email protected]. Mon–Fri, 9am–8pm ET.

(732) 561-4292 [email protected]

Verified against public program guidance as of September 2026.