Davie isn’t a one-size-fits-all town. The east side along University Drive is dense with 1980s condos priced $220–$280 k—perfect for FHA 3.5% down or even the HFA Preferred 3% conventional because HOA fees stay under the program cap. Move west to Shenandoah and Forest Ridge and you’ll find 1990s-built single-family homes on 0.15-acre lots; most sell $420–$480 k and appraise cleanly for standard conforming loans. Cross I-595 into Hawkes Bluff, Long Lake Ranches, or Versailles and the vibe turns equestrian: 1–3 acre lots, custom builds, and prices that can crest $900 k. NMHL keeps jumbo and expanded $1 million+ approvals in-house, so you can close in 21 days instead of waiting for a Wall-Street investor committee.

If you’re a veteran, the VA’s 2024 zero-down limit for Broward County is $766,550. That means you can buy a $900 k property in Long Lake Ranches with only 5% down on the difference—about $6,725—while skipping monthly PMI and securing rates that have averaged 0.375% below conventional this quarter. First-time buyers eyeing Nova Lofts near the college can layer Davie’s 5% Hometown Heroes grant with Florida Housing’s $10 k closing-cost assistance, bringing cash-to-close on a $350 k condo to roughly $4,500 (appraisal plus inspection).

Broward County’s millage for Davie equals 18.9 mills, but your actual tax bill hinges on three Florida-specific quirks. First, the Save Our Homes (SOH) assessment limitation caps annual increases at 3% once you file homestead. Buy a house previously assessed at $300 k, and even if you pay $450 k, the assessed value can only rise $9 k next year, keeping taxes predictable. Second, portability lets you transfer up to $500 k of SOH benefit from your prior Florida home—huge for retirees moving south from Orlando. Third, Davie’s municipal services district (MSD) adds 1.7 mills for parks and libraries, but you receive a $50 k homestead exemption plus an extra $25 k if you’re a first responder.

• Sample monthly escrow on a $450 k homestead: $345 taxes + $165 homeowner’s insurance + $70 flood (if required) = $580 total.
• Non-homestead investors pay roughly 35% more—about $465 in monthly taxes—so factor that into cap-rate calculations.

NMHL’s loan estimates always use the homestead formula if you supply a driver’s license showing Davie address intent; we don’t inflate DTI with worst-case tax numbers that kill your approval.

Most buyers think assistance is tapped out—it isn’t. In 2024, the Florida Hometown Heroes program still has $100 million allocated statewide and roughly $2.4 million earmarked for Davie zip codes. Eligible borrowers—teachers, CNAs, sworn officers, active-duty, and veterans—earn up to 150% area median income ($125,700 for a 2-person household in Broward) and receive 5% of purchase price at 0% interest, forgiven after 60 months. Stack that with NMHL’s Credit Lift: we grant up to $7,500 that covers closing costs or further down payment and is forgiven immediately if you make 12 on-time payments.

Own a home elsewhere? You can still qualify for Hometown Heroes as long as you’re buying in Davie as your primary residence. For conventional buyers under 80% AMI, Florida’s Assist provides a 10-year silent second at 3% simple interest; pair it with seller concessions (up to 6% on conventional) and your cash-to-close can be under $5,000 on a $400 k purchase. Our loan officers run the stacking scenarios nightly so you’ll know the exact dollar amount before you write an offer.

Davie’s economy is a mix of university staff, ride-share drivers, equine trainers, and construction subcontractors—many write off so much income that tax returns show a loss. NMHL’s Bank-Statement Advantage uses 12 or 24 months of personal or business statements, grosses deposits at 50% (or your actual expense ratio if better), and allows approvals up to 85% LTV on loans to $1.5 million. Credit scores down to 640 are priced only 0.25% above standard conventional; 660+ scores receive the same rate as full-doc W-2 borrowers.

Credit bruised? Our Fresh-Start program pairs rapid-rescore vendors with a tri-merge simulator. Last month we helped a local food-truck owner jump from 593 to 642 in 38 days by paying two cards to $0 and timing the bureau refresh cycle—saving 0.75% in rate and $310 monthly on a $475 k Forest Ridge home. If you’ve had a bankruptcy, FHA allows financing 12 months from Chapter 13 dismissal with trustee approval; NMHL has closed three Davie loans this year under that guideline.

For gig workers who can’t prove two years of self-employment, we also offer W-2 Bank-Statement Hybrid: use current year-to-date earnings letter from Uber/Lyft, last three months statements, and qualify at 80% LTV with rates only 0.125% over prime conventional.

Although NAS Fort Lauderdale closed decades ago, thousands of active-duty and reservists still commute to Coast Guard Station Fort Lauderdale, US SOUTHCOM in Doral, and recruiting centers in Sunrise. VA buyers love Davie for A-rated schools and the 15-minute drive to the coast. In 2024, the VA removed county loan limits for full-entitlement borrowers, meaning you can buy that $1.1 million ranch in Versailles with zero down—just 0.25% funding fee rolled in—and still skip monthly PMI. NMHL averages a 21-day close on VA purchases because we underwrite the entitlement certificate in-house instead of waiting for Atlanta’s regional VA office.

Surviving spouses and veterans with 10% or greater disability receive the funding-fee exemption, saving $2,750 on every $100 k borrowed. If you’re currently on active duty, Basic Allowance for Housing (BAH) at E-6 with dependents in Broward County is $2,706 monthly—our underwriters gross-up non-taxable BAH by 25%, giving you extra qualifying power versus civilian lenders who use net income. We also offer VA IRRRL (streamline) refinances; last quarter the average Davie vet dropped their rate 1.375%, saving $312 monthly without an appraisal.

Whether you’re house-hunting near Bergeron Rodeo Grounds or refinancing a pool home in Whispering Trails, the first move is a NMHL same-day pre-approval. Upload pay stubs or 12 months bank statements through our secure portal; our AI engine issues an underwritten credit approval in 12 minutes, not a flimsy pre-qual letter. Pair that with a 60-day rate lock that floats down if market pricing improves—critical in Davie’s seasonal swings—and you’ll shop with the confidence of a cash buyer.

Book a 15-minute call with one of our Broward-based loan officers, or text us at (954) 555-LOAN for an instant rate quote specific to your Davie zip code. We’ll run the down-payment-assistance calculator, estimate homestead savings, and email you a closing-cost breakdown before you ever tour a house. In a market where the right offer wins by $2,000, having NMHL on your side is the smartest Davie move you can make.