Condotel Loans in Florida
Florida is the country's densest condotel market - Orlando, Miami Beach, Key West, Panama City Beach, Destin, and the Gulf Coast all have purpose-built condotels with active rental programs. Specialty investor lenders are familiar with FL HOA structures and condotel project review, which speeds underwriting compared to non-FL deals.
Top Florida markets for condotel
- Orlando (Reunion, Champions Gate): Theme-park-adjacent vacation condos with year-round rental demand.
- Miami Beach: High-end boutique condotels; Hotel Indigo, Mondrian, and similar properties.
- Panama City Beach: Tower condotels (Edgewater, Calypso, Splash) with revenue-share rental programs.
- Destin / 30A: Resort-style condos with mandatory or optional rental program participation.
- Key West: Limited supply; existing licensed daily-rental units trade at significant premium.
Florida quick facts
- •Densest condotel market in US
- •Specialty lenders familiar with FL condo HOAs
- •HO-6 + HOA master policy required
- •Hurricane wind deductibles can be material
Active programs available in Florida
Non-QM Investor Loan
confirmed 5/9/2026Financing solutions for condo projects that do not meet standard Fannie Mae or Freddie Mac guidelines, including those with litigation, high commercial space, or investor concentration.
Jumbo Investor Loan
confirmed 5/15/2026Jumbo loan program for primary, second, and investment properties with loan amounts up to $3 million, allowing non-warrantable condos.
Bank Statement Loan
confirmed 5/10/2026A non-QM bank statement program for service and tip industry workers that uses 12-24 months of bank deposits to calculate income without requiring tax returns.
Florida Condotel FAQs
Are most Florida resort condos technically condotels?
Many but not all. The "condotel" label requires hotel-style operations: front desk, daily rentals, mandatory rental pool, or hotel-owned commercial space. Many FL resort condos qualify; some are purely residential condos with HOA-allowed STR.
Do FL condotels qualify for any agency financing?
Almost never. They fail Fannie/Freddie warrantability tests on multiple counts (daily rentals, hotel services, often single-entity sponsorship). Specialty investor / non-QM is the path.
Insurance considerations for FL condotels?
Master HOA policy covers building shell; you need HO-6 walls-in coverage. Post-Ian and Idalia, insurance costs in coastal FL have jumped 30-60%. Lenders verify carrier and review HOA policy at closing.
General condotel questions
Why won’t conventional lenders finance condotels?
Fannie Mae and Freddie Mac require condo projects to pass a warrantability checklist that excludes daily rentals, front-desk hotel services, mandatory rental pools, and projects with high commercial space ratios. Most condotels fail at least one of these tests.
What rate premium should I expect on a condotel loan?
Condotel pricing typically runs 0.5–1.25% above a comparable single-family DSCR rate. Lenders price the additional risk of a non-warrantable, hospitality-driven asset.
Can I qualify using projected short-term rental income?
Yes. Most condotel DSCR programs use a 12-month projection from AirDNA, an existing rental program statement, or a market-rent appraisal addendum.
Got a Florida condotel scenario?
Tell us the deal - we'll match you with the right Florida lender and come back with current pricing.