Florida Condo LoansChris Galli & The Galli Team
Found a condo in downtown Sarasota, on Longboat Key or in Venice? Lenders now underwrite the building almost as closely as you. We review the association first, then match you with conventional, portfolio or non-QM financing, including options for some non-warrantable condos.
Answer a few quick questions and our team will map your best options.
Prefer to talk? Call 941-529-1040 or book a call.
Who can finance a condo in Sarasota or Bradenton?
Chris Galli, Region Manager at Novus Home Mortgage (NMLS #13152), and The Galli Team finance condos across Sarasota, Bradenton, Lakewood Ranch, Venice and the Florida Gulf Coast from our headquarters at 1317 3rd Ave W, Bradenton, FL 34205. We review the condo project first, then line up conventional, portfolio or non-QM financing that fits the building and you. Buying in Sarasota, Siesta Key or Longboat Key? See our Sarasota condo financing guide.
What should Florida condo buyers know before they apply?
Warrantable vs. non-warrantable
A warrantable condo meets Fannie Mae or Freddie Mac project rules, so it can get a standard conventional loan. When a building misses those rules, it's non-warrantable and needs a portfolio or non-QM loan, usually with more down.
SIRS & milestone inspections
Florida requires a structural integrity reserve study (SIRS) for condo buildings three or more habitable stories tall, and HB 913 set the SIRS deadline at December 31, 2025. Older buildings also need milestone inspections.
Critical repairs stop conventional loans
Fannie Mae won't buy loans in projects with unrepaired critical issues, failed required structural inspections, or unfunded repairs over $10,000 per unit due within 12 months.
Investor & commercial limits
In buildings with 21 or more units, one entity owning more than 20% of units, or more than 35% commercial space, makes the project ineligible for Fannie Mae.
Special assessments are part of the deal
Lenders review each assessment's purpose, amount and timing. One tied to an unfixed critical repair can block a conventional loan, and every assessment adds to your monthly cost.
Get the documents early
Ask for the budget, SIRS, any milestone inspection report, recent board minutes and special-assessment notices before you commit. Snowbird buyers, see our Florida second-home guide.
Where do we finance condos on the Gulf Coast?
Downtown Sarasota & the bayfront
Mid- and high-rise towers, where SIRS and inspection reports matter most.
Siesta Key & Longboat Key
Beachfront buildings where insurance, reserves and rental rules shape which loan fits.
Venice & Wellen Park
Garden-style and 55+ communities. Age-restricted projects are generally eligible under Fannie Mae rules, but the association still has to pass review.
Bradenton, Palmetto & Anna Maria Island
Riverfront, golf and island condos. Check flood zones and rental rules early.
What does a special assessment add to your payment?
Association costs sit on top of principal, interest, taxes and insurance.
| Example special assessment | $24,000 |
| Paid over 24 months | $1,000 / mo |
| Example HOA dues | $650 / mo |
| Total association cost | $1,650 / mo |
More ways we can help
Is my Florida condo building financeable?
Answer what you know from the listing, your agent or the condo documents. The checker flags the Fannie Mae project rules that most often make Florida condos non-warrantable, then estimates your monthly cost with HOA dues and any special assessment.
This is a first look, not a project approval. The final answer comes from the condo questionnaire and lender review. Leave the rate blank until you have a real quote. All loans subject to credit approval.
I've been in this industry for over 29 years, and I started The Galli Team for one reason: too many good people were being told "no" by lenders who didn't know how to structure their deal.
Our Bradenton team works with Gulf Coast condo buyers every day, from first-time buyers and retirees to New England snowbirds. We read the condo documents with you early, so a building problem doesn't surface the week before closing.
Why condo buyers choose us over big banks
Most lenders have one playbook. We have dozens, built for real-world situations banks won't touch.
| Big Banks & Online Lenders | The Galli Team ✦ | |
|---|---|---|
| Response time | 24 – 72 hours | Within 2 hours |
| Condo document review before you commit | ✗ | ✓ |
| Options for some non-warrantable condos | ✗ | ✓ |
| Second-home condos | Varies | ✓ |
| Investor condos (DSCR) | ✗ | ✓ |
| Selling up north, buying in Florida | Two different lenders | One team, both states |
| Lending states | Varies | All 50 states |
Don't take our word for it.
Real people. Real loans. Real results.
"This is my 5th property purchase and the smoothest transaction by far! I will be using Chris as my go-to mortgage lender from now on."
"Chris, Julie and Rosa were very helpful purchasing my vacation home in Florida. Available all hours. Will definitely use them again!"
"Chris and his team were great to work with. Always available, kept us updated throughout. We closed early with no surprises. Highly recommend!"
Florida condo loan questions, answered.
No vague answers. We explain exactly how this works before you ever fill out a form.
Get My Free Loan Plan →Sources: Fannie Mae Selling Guide B4-2.1-03, Ineligible Projects (fanniemae.com); Homebuyer.com summary of B4-2.1-03 (homebuyer.com); Florida Realtors, condo bill HB 913 becomes law (floridarealtors.org); KSN Law, HB 913 requirements (ksnlaw.com); Withum, key changes from HB 913 (withum.com). Checked October 2026; condo laws and lender rules change, so confirm with your association and lender.
Ready to buy your Florida condo?
Send us the listing and we'll review the building before you commit. Guidance over gimmicks.
Answer a few quick questions and our team will review your condo financing options.