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Hard money and fix and flip loans in Pembroke Pines, Florida
Financing for newer suburban houses and townhomes to rent, and renovations, in Pembroke Pines.
The Pembroke Pines market for investors
Pembroke Pines is one of the largest suburbs in Broward County, built out mostly from the 1980s to the 2000s, with planned communities, good schools and steady demand from families.
Investors hold single-family houses and townhomes as long-term rentals and update older homes on the east side. Newer houses usually need less work, but most sit in homeowners associations.
Areas investors ask about
- East of Flamingo Road: older homes to update
- West Pembroke Pines: newer planned communities and townhomes
- Near Pembroke Lakes Mall and Pines Boulevard: townhomes and condos to rent
Plan for these on a Pembroke Pines deal
- Investment property gets no homestead exemption, and combined property tax rates are often close to 2% of taxable value. The 10% yearly cap on non-homestead value resets when the property sells, and Amendment 3, approved in November 2026, lowers that cap to 5% from 2027. Budget with full market value.
- Documentary stamp tax on a deed is $0.70 per $100 of price, usually paid by the seller. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan.
- The county is in the High-Velocity Hurricane Zone, so new roofs, windows and doors need approvals rated for it. Price impact windows and the roof early.
- Most homes are in associations. Dues count in the payment, and some associations limit leasing, so read the declaration before you buy a rental.
- Windstorm and flood insurance drive the payment. Expect insurers to ask for a four-point inspection on an older house, and order a wind mitigation report to earn credits.
Loans available in Pembroke Pines
| Program | Use it for | Top leverage |
|---|---|---|
| DSCR rental loans | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance |
| Ground-up construction loans | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value |
| Fix and flip loans | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value |
| Portfolio and commercial loans | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal |
Pembroke Pines hard money loans: common questions
Yes, with DSCR rental loans at up to 85% loan-to-value on a purchase.
Usually, but some associations restrict leasing. Check the declaration and rules before you make an offer.
Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Florida title agent or real estate attorney.
Looking at a property in Pembroke Pines?
Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal.