Fort Lauderdale is a buyer's market right now. Homes are sitting for 112 days on average, prices have softened, and negotiating room is real. Clear2 Mortgage helps buyers move fast when the right home appears.
Fort Lauderdale's housing market has shifted decisively in favor of buyers. With nearly 10 months of supply, 85% of homes selling below list price, and an average of 112 days on market, buyers have real negotiating leverage. The challenge is not competing — it's finding the right property and closing confidently before the market shifts again.
Clear2 Mortgage is licensed in Florida and serves Fort Lauderdale buyers remotely with the same speed and wholesale pricing we deliver in Michigan. As an independent broker, we shop 50+ wholesale lenders to find rates and programs that retail banks and online lenders typically cannot match. That access matters in a market where waterfront premiums, flood insurance requirements, and high-cost FHA limits all affect your purchasing picture.
For buyers relocating from the Northeast corridor, we're familiar with that transition: Florida's homestead exemption, its insurance landscape, and the jumbo thresholds common in Broward County neighborhoods like Rio Vista and Coral Ridge all factor into how we structure your loan. We close in 30 days or less.
Mark McCoy
Mark McCoy brings a detail-focused, relationship-driven approach to mortgage lending, helping buyers navigate both purchase and refinance transactions. He emphasizes clarity and communication from pre-approval through closing day.
With access to 50+ wholesale lenders, Clear2 offers every program available in Florida, including high-cost FHA limits and jumbo options common across Broward County.
Down payments as low as 3%. No PMI at 20% down. Fort Lauderdale's $510K median sits well below the $832,750 conforming limit, making conventional a strong fit for most buyers.
Rio Vista, Coral Ridge, and Victoria Park buyers regularly exceed the conforming limit. Clear2 has competitive jumbo options for purchases above $832,750 across Broward County.
Broward County's high-cost FHA limit is $667,000, giving first-time buyers significant purchasing power. 3.5% down with a 580+ credit score. FL Assist DPA up to $10,000 may also apply.
Qualify on rental income, not personal income. No tax returns required. Strong fit for investor activity in Flagler Village and waterfront STR properties throughout Broward.
12 to 24 months of bank statements instead of tax returns. South Florida has a large self-employed and small business owner population — this program is built for them.
$0 down for eligible veterans and service members. No PMI, competitive wholesale rates. Strong fit for veterans relocating from the Northeast corridor or with existing South Florida connections.
Access up to 90% CLTV with a revolving line of credit. Interest-only draw period, flexible repayment. Perfect for renovations, debt consolidation, or big expenses.
Fort Lauderdale is not one market. Each neighborhood has its own price range, buyer profile, and financing considerations. Here is what matters on the ground in 2025.
Historic tree-lined streets, updated Craftsman and Mediterranean homes, walkable to downtown Fort Lauderdale. Buyers here are often move-up or second-home purchasers. Jumbo financing is common; conventional works for the lower end of the range.
A rapidly growing arts and entertainment district with strong investor activity. Long-term appreciation has been notable and continues to attract buyers who want urban character at prices below Victoria Park. DSCR loans are well-suited for rental acquisitions here.
Quiet and established, waterfront-adjacent, with excellent schools. Renovated single-family homes in the $1.3M to $2M+ range are common. Jumbo financing is the standard. Buyers should factor flood insurance costs for properties in SFHA zones.
Suburban-polished, popular with families and retirees. Post-war ranches alongside newer construction in the $1.1M to $2M+ range. Jumbo financing dominates. A strong fit for Northeast corridor transplants who want space and good schools.
A walkable urban neighborhood with a tight-knit community character and more accessible price points than Victoria Park. A strong option for buyers who want Fort Lauderdale proper without the Victoria Park premium, using conventional financing.
Five-star reviews from Clear2 clients on Google.
"Donavin was straightforward and a breeze to work with. Communication was quick and easy. The whole process was seamless and he was available for guidance or questions. I would not hesitate to use Clear2 Mortgage in the future."
"Alex was absolutely amazing from the beginning. He was patient and thorough with all of our questions. He even followed up after the process was finalized to ensure everything was still good. I would recommend him to everyone!"
"The process was seamless and every question I had as a first-time home buyer was answered. My loan officer gave me his professional opinion based on my specific circumstances to personalize my loan."
What credit score do I need to buy a home in Fort Lauderdale?
Most conventional loans require a minimum 620 credit score. FHA allows 580 with 3.5% down. VA loans have no official minimum, though lenders typically look for 580 to 620. Clear2 works with multiple lenders and can often find options outside those standard ranges.
How much do I need for a down payment at Fort Lauderdale's median price?
At $510,000 median, a 3% conventional down payment is $15,300 before closing costs. FHA requires 3.5%, or $17,850. VA and USDA are $0 down for qualifying buyers. Florida's FL Assist program also offers up to $10,000 in down payment assistance for eligible first-time buyers.
Is Fort Lauderdale a buyer's market right now?
Yes, strongly. Redfin scores the market at 8/100 competitiveness for 2025. Homes are averaging 112 days on market, 85% are selling below list price, and 54% of listings have seen price reductions. Buyers have real negotiating leverage — the key is being pre-approved and ready when the right property appears.
How does waterfront property affect my mortgage and insurance costs?
Waterfront and coastal properties in Broward County often fall within Special Flood Hazard Areas (SFHAs), requiring flood insurance separate from standard homeowners coverage. Homeowners insurance in South Florida averages $3,600 to $6,000 per year, with coastal and waterfront properties on the higher end. These costs factor into your debt-to-income ratio, so we account for them before issuing a pre-approval.
Are there first-time buyer programs available in Broward County?
Yes. Florida's FL Assist program offers up to $10,000 in down payment assistance for eligible first-time buyers statewide, including Broward County. Broward County's high-cost FHA limit of $667,000 also gives first-time buyers significant purchasing power. Florida's homestead exemption reduces assessed value by up to $50,000, lowering ongoing property tax costs as well.
Does Clear2 Mortgage lend in Florida?
Yes. Clear2 is licensed in Florida and serves Fort Lauderdale buyers fully remotely. Our main office is at 2600 W Big Beaver Rd, Suite 100, Troy, MI 48084. You can reach us directly at (248) 970-0040, Monday through Friday 9am to 6pm ET, or start a rate quote online anytime.
Can I get a HELOC in Fort Lauderdale?
Yes. Clear2 offers HELOCs up to 90% combined loan-to-value (CLTV) in Florida, including Fort Lauderdale. You can draw on the line as needed during a 10-year draw period and make interest-only payments. It's a strong option for homeowners looking to fund renovations, consolidate high-interest debt, or cover major expenses without refinancing. See our full HELOC program details.
No obligation, no hard credit pull. A buyer's market this favorable rewards buyers who know their numbers. Let's find out what you qualify for.
Clear2 Mortgage, LLC. NMLS #1911663. Licensed Mortgage Broker. 2600 W Big Beaver Rd, Suite 100, Troy, MI 48084. Licensed in Florida. Equal Housing Lender. This is not a commitment to lend. All loans subject to credit approval, property appraisal, and underwriting guidelines. Rates and terms subject to change without notice.
