Fort Lauderdale Mortgage Broker | Phil Ganz & Next Wave Mortgage
Buying or refinancing in Fort Lauderdale? Phil Ganz and the Next Wave Mortgage team compare loan programs from multiple lenders so you get a loan that fits your home, your income, and your timeline. 26+ years of experience, based right here in Fort Lauderdale.
Meet Your Broker
Phil Ganz is the President of Next Wave Mortgage and a licensed mortgage broker (NMLS #37833) based in Fort Lauderdale. For more than 26 years he has helped Florida families buy, refinance, and invest, with a focus on the loans that take real strategy: South Florida jumbo loans, self-employed income, condos, investment properties, and down payment assistance.
He's also the author of Make Florida Your Home and APPROVED: The Mortgage Playbook Your Bank May Never Show You, and he writes the guides here on Make Florida Your Home.
- Office
- Next Wave Mortgage, LLC
2430 E Commercial Blvd #3
Fort Lauderdale, FL 33308
617-529-9317
Mortgage Broker vs. Bank
A broker doesn't lend its own money — it finds the right lender for you. Here's how that compares with going straight to a bank.
| Mortgage Broker | Bank or Retail Lender | |
|---|---|---|
| Loan options | Programs from multiple wholesale lenders | Only that institution's own products |
| If you're declined | Your file can go to a different lender | You usually start over somewhere else |
| Pricing | Compares wholesale rates across lenders | One rate sheet |
| Niche loans | Easier access to non-QM, bank statement, and DSCR programs | Often limited or unavailable |
| Who you work with | The same broker from application to closing | Varies — often a call center or handoffs |
| Compensation | Paid by you or the lender (never both), disclosed on your Loan Estimate | Built into the lender's rate and fees |
What's Different About Financing in Fort Lauderdale
Higher prices, condos, flood zones, and local assistance programs all shape which loan works best in Broward County.
Loan Limits Are Higher Here
For 2026, Broward County's FHA limit is $667,000 for a single-family home, and the conforming limit is $832,750. Above that, you're in jumbo territory — common in waterfront Fort Lauderdale neighborhoods, and a place where comparing lenders really pays off.
See every county's FHA limit →Condos Need Extra Review
Since the Surfside collapse, Florida requires milestone structural inspections and reserve studies for many condo buildings. Lenders now look closely at a building's reserves, inspections, and special assessments, and some buildings don't qualify for conventional financing. We check the building early so there are no surprises weeks into your contract.
Flood and Wind Insurance Affect Your Payment
Much of Fort Lauderdale sits in FEMA flood zones. If a home is in a high-risk zone, a federally backed mortgage requires flood insurance, and windstorm coverage is part of every Broward homeowners policy. We build realistic insurance quotes into your numbers before you make an offer.
Local Down Payment Help
Eligible first-time buyers may combine Florida Hometown Heroes with Broward County's Homebuyer Purchase Assistance (up to $80,000) or the City of Fort Lauderdale Purchase Assistance Program (up to about $75,000). Funding and income limits change, so we check current availability for your situation.
Broward County assistance guide →Florida Closing Costs
Florida charges documentary stamp tax on the mortgage note ($0.35 per $100) and intangible tax on the new mortgage (0.2%), usually paid by the buyer. In Broward, the seller customarily pays the deed stamps ($0.70 per $100). Your Loan Estimate spells out every fee up front.
Investors and Second Homes
Rental and short-term rental buyers can qualify with DSCR loans based on the property's rent instead of tax returns. Short-term rental rules vary by city in Broward, so confirm local ordinances before you buy.
Run numbers with Broward's tax rate →Loan Options for Fort Lauderdale Buyers
| Loan Type | Often a Good Fit For |
|---|---|
| FHA | First-time buyers, lower credit scores, 3.5% down |
| Conventional | Good credit, as little as 3% down, and PMI that can be removed as you build equity |
| VA | Veterans and active-duty service members, $0 down |
| Jumbo | Loans above $832,750 — waterfront and luxury homes |
| Bank Statement / Non-QM | Self-employed buyers whose tax returns understate income |
| DSCR | Investors qualifying on rental income, including LLC purchases |
| Down Payment Assistance | Eligible first-time buyers who need help with cash to close |
How Working With Phil Works
- 1
Talk Through Your Goals
A quick call with Phil about the home, your timeline, and your finances. We'll tell you honestly which loan types make sense — and which don't.
- 2
Compare Lenders and Programs
We price your scenario across our lending partners, including assistance programs you may qualify for, and walk you through the tradeoffs in plain language.
- 3
Get a Strong Pre-Approval
Your file is reviewed up front so your pre-approval holds up. Fort Lauderdale sellers and listing agents take a well-documented pre-approval seriously.
- 4
Close on Time
We coordinate the appraisal, condo review, insurance, and title, and keep you and your agent updated until you have the keys.
Serving Fort Lauderdale and Broward County
From our office on East Commercial Boulevard, we help buyers and homeowners throughout Broward County, plus Miami-Dade, Palm Beach, and the rest of Florida.
- Fort Lauderdale
- Wilton Manors
- Oakland Park
- Lauderdale-by-the-Sea
- Lighthouse Point
- Pompano Beach
- Plantation
- Sunrise
- Davie
- Hollywood
- Dania Beach
- Coral Springs
- Weston
- Pembroke Pines
- Miramar
Broward County Guides
Broward County First-Time Homebuyer Program: $80,000+ in Assistance for Florida Buyers
Broward County offers $80,000+ in assistance for first-time Florida homebuyers. See eligibility, income limits, and how to apply.
Read Guide
Florida FHA Loan Limits (2026): County-by-County Guide
See the new 2026 FHA loan limits in Florida. Updated county-by-county to help buyers know how much they can borrow.
Read Guide
2026 Conforming Loan Limits for Every County in Florida
View the 2026 conforming loan limits for every Florida county, including standard and high-balance limits, and see how loan limits affect homebuyers.
Read Guide
11 Florida Mortgage & Assistance Programs for Self-Employed & 1099 Buyers (2026)
Explore Florida mortgage and assistance programs for self-employed and 1099 buyers, including low-down-payment options, alternative income loans, and qualification tips.
Read GuideFrequently Asked Questions
Quick answers to the questions Florida homebuyers ask us most. Can’t find what you’re looking for?
Talk to an ExpertFor many buyers, yes. A broker can compare programs and pricing from multiple wholesale lenders with one application, which matters most when your situation isn't simple — a condo, a jumbo loan, self-employed income, an investment property, or down payment assistance. If one lender says no, a broker can often place the loan elsewhere. If your file is very straightforward and you already have an excellent offer from your own bank, a broker may not save you much, and it's fine to compare.
Broker compensation is usually a percentage of the loan amount, commonly somewhere around 1% to 2.75%. On a $500,000 loan, that's roughly $5,000 to $13,750. Federal rules say a broker can be paid by you or by the lender on a given loan, not both, and compensation can't be tied to your interest rate. Whatever the amount, it's disclosed on your Loan Estimate and Closing Disclosure, so you can compare it against other offers.
Brokers don't fund loans themselves, so they rely on their lending partners' timelines and underwriting. Not every lender works with brokers, so a broker can't offer every product on the market. And quality varies from broker to broker. Check that your broker is licensed on NMLS Consumer Access, read recent reviews, and compare your Loan Estimate with at least one other offer.
A lender funds the loan with its own money and offers only its own products. A mortgage broker works with many lenders, matches you to the one that fits your situation, and manages the process through closing. Next Wave Mortgage is a licensed Florida mortgage broker (NMLS #2536820).
Search the broker's name or NMLS number on NMLS Consumer Access (nmlsconsumeraccess.org). It shows active state licenses, the company they work for, and any regulatory actions. Phil Ganz is NMLS #37833, and Next Wave Mortgage is NMLS #2536820.
Yes, but condos take more review than single-family homes. Lenders look at the building's reserves, insurance, milestone inspections, special assessments, and litigation. Some buildings don't qualify for conventional or FHA financing, and some buyers use portfolio or non-warrantable condo programs instead. Getting the condo questionnaire started early is one of the best ways to protect your closing date.
If the home is in a FEMA high-risk flood zone (zones beginning with A or V) and you use a federally backed mortgage, flood insurance is required. Many Fort Lauderdale homes fall in these zones. Even outside them, Citizens Property Insurance policyholders are being phased into a flood insurance requirement. We factor flood and windstorm premiums into your payment estimate before you commit.
Talk to a Fort Lauderdale Mortgage Broker
Tell Phil what you're planning — a free call, no credit pull, no obligation.