Question 1

My Broward rental portfolio sits inside the High Velocity Hurricane Zone. Does that concentrate my insurance risk in one blanket loan?

Accepted Answer

Yes, and it is worth underwriting as one pool, not door by door. Broward and Miami-Dade are the only two counties in Florida's High Velocity Hurricane Zone, the strictest wind-design and product-approval regime in the state, and the average Broward homeowners premium including wind ran $6,136 as of March 2026, versus $3,008 excluding wind. Roll five or more Broward doors into one blanket loan and a single storm season, or a single carrier's rate action, moves your carry cost across the whole portfolio at once instead of one house at a time. We underwrite the blanket facility against the pool's real insurance exposure, not a single-property average.

Question 2

Several doors in my portfolio are older Broward condo units near the coast. Do milestone inspections and special assessments hit the whole loan at once?

Accepted Answer

They hit door by door, but the risk often clusters because Broward's coastal condo stock is old and roughly the same age. Florida requires a milestone inspection at 30 years for any condo building of three or more habitable stories, plus a structural integrity reserve study that was due by December 31, 2025 for existing associations, and boards can no longer waive reserves for the items that study covers. Broward condo values are down 19.6% from their January 2024 peak and still falling 8.4% a year, the steepest of the three South Florida counties, a pattern that lines up with those compliance deadlines. If several of your units sit in similar-vintage coastal buildings, a special assessment on one is a signal to check the others, not an isolated event. Talk to your attorney or CPA about how an assessment on one unit affects title and payoff on that door within the blanket loan.

Question 3

Does it matter that my Broward rentals sit in different cities for one blanket loan?

Accepted Answer

Yes. Broward runs 31 separate municipalities, each setting its own city millage on top of the same county rate. 2025 final millage for an investor property ranges from 16.28 mills in Weston to 23.19 in Lauderdale Lakes, a spread of nearly 7 mills, or about $2,800 a year on a $400,000 assessment, plus a 1.16-mill swing depending only on which hospital taxing district a parcel sits in. Non-homestead property is capped at 10% annual growth, and that cap resets to market value on every change of ownership, so a seller's tax bill on any one door understates what you will owe once it is retitled to you. A blanket loan across several Broward cities is genuinely harder to underwrite parcel by parcel than a single-jurisdiction portfolio, and we size debt service off each parcel's forward tax number rather than one metro average. See how DSCR rental loans handle per-property cash flow if you would rather finance doors individually.

Question 4

If some of my Broward doors are short-term rentals, can I assume the same registration rules apply across the portfolio?

Accepted Answer

No, and this is where a Broward short-term-rental portfolio picks up more paperwork than a single-city one. Florida preempts local governments from banning vacation rentals or regulating how often they turn over, but cities can still register, inspect and set conduct rules, and Fort Lauderdale runs a mandatory annual registration that does not transfer to a buyer, caps occupancy at two people per sleeping room, and requires all guest parking on the driveway. Broward has 31 municipalities, and the registration rules for the other 30 were not confirmed at a primary source this cycle. Treat each short-term-rental door in your portfolio as its own city's rulebook until you have checked it, not an extension of whatever Fort Lauderdale requires.

Question 5

Are Broward doc stamps the same as what I would pay in Miami-Dade for a multi-property purchase?

Accepted Answer

No. The two counties run different structures, and which one is cheaper depends on the property type. Broward charges the standard statewide documentary stamp rate: 70 cents per $100 on each deed and 35 cents per $100 on the note and mortgage, with no discretionary deed surtax. Miami-Dade runs a 60-cent base rate plus a 45-cent discretionary surtax, and that surtax is not due on a document that transfers only a single-family dwelling. So a Miami-Dade single-family deed is stamped at 60 cents while the same deed in Broward is 70 cents, and on anything that is not a single-family dwelling Miami-Dade runs higher. Roll either difference across five or more acquisitions going into one blanket loan and it is worth getting right rather than assuming a single South Florida number.

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