Florida Approved Condo List: Warrantable Condo Lookup (2026)
If you are buying a Florida condo, the building gets underwritten before you do. This page lets you search the Florida condo projects our conventional lender has already reviewed — and tells you what the August 2026 rule change means if your building is on the list, on it with a caveat, or not on it at all.
Search by project name, county, or ZIP. Every record shows which review the project cleared and whether the association’s paperwork on file is current. Buying with FHA? That is a separate approval and a separate list — use the Florida FHA approved condo list.
Is Your Condo Building Already Reviewed?
Search the Florida condo projects our conventional lender has on file — by project name, county, or ZIP. Each result shows which review the project cleared and whether the association paperwork is current. Going FHA? Use the Florida FHA approved condo list instead.
No match — and that is not a red flag. This list only holds buildings our conventional lender has already reviewed, which is a small slice of Florida’s condo inventory. Most buildings have simply never come across their desk. Yours can be reviewed from scratch, and it usually takes one to three weeks of waiting on the association.
Have Me Check Your BuildingWhat Changed on August 3, 2026
Fannie Mae retired the Limited Review process. That is the single biggest condo underwriting change since the agencies started tightening after Surfside, and it is spelled out in Lender Letter LL‑2026‑03, issued March 18, 2026.
Limited Review was the shortcut. If you put enough money down, your lender could skip most of the association’s financials and close on a much thinner file. Fannie Mae’s language is direct: established projects previously eligible for Limited Review “must now be reviewed using the Full Review process or, when applicable, the Waiver of Project Review process.” Lenders could adopt it early, but it is mandatory for every loan application dated on or after August 3, 2026.
A bigger down payment no longer buys you out of a project review. That is the part most buyers get wrong.
Florida actually came out ahead on this one
This is where the national coverage misses something, and it matters if you are buying here. Florida used to be penalized twice over:
- Florida had its own stricter Limited Review caps. On an established attached condo, Limited Review generally topped out at 75% LTV on a primary residence and 70% on a second home — tighter than the rest of the country.
- New Florida condo projects with attached units had to go through PERS, Fannie Mae’s Project Eligibility Review Service. That is a submission to Fannie Mae itself, not a decision your lender could make.
LL‑2026‑03 retires both. The PERS requirement for new and newly converted attached projects in Florida is gone, and those projects can now be approved under the lender-delegated Full Review process — a change lenders could use immediately. And because the geographic restrictions lived inside the Limited Review rules, retiring Limited Review retired Florida’s special caps with it.
So the honest scorecard for a Florida condo buyer: you lost a shortcut that most Florida buildings could barely use anyway, and you gained a faster path on new construction plus the end of a state-specific penalty. On balance, Florida condo financing got simpler in 2026, not harder.
One more change worth planning around. Fannie Mae is raising the reserve requirement from 10% to 15% of the annual budgeted income assessment for projects run through Full Review. That one does not bite until loan applications dated on or after January 4, 2027 — but associations budget in the fall. If your building’s 2027 budget is being written now and it funds reserves at 10%, it may fail a Full Review next year. Boards have a short window to fix that.
What “On the List” Actually Means
Be clear about what this list is and is not. It is our wholesale lender’s record of Florida condo projects that have already been through project review, with the association documents they collected to do it. It is not Fannie Mae’s own database, and it is not a guarantee.
| Source | What it tells you | Who can see it |
|---|---|---|
| This list | Projects our lender has already reviewed, the review type, and whether the docs on file are current | Public — right here |
| Fannie Mae CPM (Condo Project Manager) | Fannie Mae’s own project status, including “Unavailable” rulings that block agency financing outright | Lenders only |
| Freddie Mac Not Eligible list | Projects Freddie Mac has specifically ruled out | Lenders only |
| HUD condo portal | FHA-approved projects — a separate approval with its own rules | Public — searchable on our Florida FHA approved condo list |
A project can sit on this list and still hit a snag, because approvals expire and buildings change. Insurance lapses. A budget gets replaced. Litigation gets filed. An engineer finds a critical repair. That is why each record here shows the soonest-expiring document rather than a green checkmark — you are seeing the real state of the file, not a marketing badge.
If your building shows “Full review on file”
Best case. The project cleared the review that is now the standard, and the association paperwork behind it is current. Nothing here is a commitment to lend, but you are starting from the strongest position and there is usually no project-level delay.
If it shows “Docs expired”
The project cleared Full Review, but at least one of the three documents on file — budget, master insurance, or the condo questionnaire — has lapsed. This is routine and usually fixable in days. We request a current set from the association or management company and the file refreshes. Worth starting early, because management companies are slow and often charge a few hundred dollars for a questionnaire.
If it shows “Limited review — needs full review”
The project was cleared under the process Fannie Mae retired. It does not mean the building is bad; it means nobody has done the deeper review yet. For a new loan the project now needs Full Review, or a Waiver of Project Review if it qualifies. That review is on us to run, not on you — but it needs a cooperative association, and it is the single most common reason a condo contract runs past its financing deadline. Find out before you write the offer.
If your building is not on the list at all
Very common, and not a red flag by itself. The list only contains projects this lender has happened to review. Most Florida condo buildings have never come across their desk. Your building can be reviewed from scratch — it just takes association cooperation and a little lead time.
Marion County note. There are zero Marion County projects on the conventional list, and exactly one on the FHA list — Brick City Lofts South in downtown Ocala, approved through December 2028. Ocala is not a condo market the way coastal Florida is, so almost nothing here has been through a lender’s project review. If you are buying a condo locally, expect a from-scratch review. Start it the day you go under contract.
Going FHA? Different List, Different Rules
FHA does not care whether Fannie Mae likes a building. It keeps its own list, runs its own review, and the Florida version is startlingly short — fewer than two hundred approved projects statewide against the 907 on this page. HRAP versus DELRAP, three-year expirations, FHA concentration caps, and the Single-Unit Approval workaround for buildings that are not on it are all covered on the Florida FHA approved condo list, which is searchable the same way this one is.
The Waiver That Quietly Got More Useful
Buried in the same lender letter is a change that helps small buildings a lot. Fannie Mae expanded the Waiver of Project Review to cover new and established projects with ten or fewer units — up from four. For projects of five to ten units, the project cannot be part of a master association or larger development.
When a waiver applies, there is no project review to fail. The building still cannot carry an “Unavailable” status in CPM, it still has to meet the insurance requirements, and critical repairs and evacuation orders still matter on certain refinances. But general liability and fidelity insurance are not required at all. For the small converted buildings that are everywhere in older Florida neighborhoods, this is the difference between financeable and not. Lenders could use it immediately.
What We Do With a Building That Fails
Some buildings will not pass, and honestly some should not. Heavy litigation, a failed milestone inspection with unfunded critical repairs, reserves in the single digits, a hotel-style rental operation, one owner holding most of the units. When agency financing is off the table, the deal is not automatically dead — it just gets more expensive. Non-warrantable condo financing exists for exactly this, usually at 20–25% down with a rate premium, and for true hotel-style buildings condotel financing is its own product.
The mistake to avoid is finding out in week three of a 30-day contract. A project review takes as long as the slowest person at the management company, and no lender can speed that up.
Florida Condo Approval FAQ
Is Limited Review really gone?
Yes. Fannie Mae retired it for all loan applications dated on or after August 3, 2026. Established projects that used to qualify now need Full Review, or a Waiver of Project Review if the project has ten or fewer units and meets the conditions. Freddie Mac moved in alignment with Fannie Mae on these changes.
Does a bigger down payment still get me out of a project review?
No. That was the entire point of Limited Review, and that is what went away. Loan-to-value still affects your rate and your mortgage insurance, but it no longer changes whether the building gets reviewed.
Is this the Fannie Mae approved condo list?
No. Fannie Mae’s own project data lives in Condo Project Manager, which only lenders can access. This is our wholesale lender’s reviewed-project list for Florida. We check CPM and the Freddie Mac ineligible list on your specific building as part of the loan.
My building is on the list. Am I approved?
Not quite. The building being reviewed is one half of the underwrite; you are the other half. Approvals also expire, and a project that was fine in March can have a lapsed insurance policy by September. Treat a hit on this list as a strong head start, not a clearance.
How long does a project review take if my building has not had one?
Usually one to three weeks, and almost all of it is waiting on the association or management company to return the questionnaire, the current budget, and the insurance certificates. Cooperative management can turn it around in days. Start it the day you go under contract.
What is the loan limit on a Florida condo?
The 2026 conforming limit is $832,750 for a one-unit property in every Florida county except Monroe County, which is a high-cost area at $990,150. A project passing agency review is what puts a condo on the conforming track in the first place; above the limit you are into jumbo or portfolio financing, which reviews buildings under its own rules.
Does FHA approval mean Fannie Mae approval?
No, they are separate approvals with separate lists and separate rules. A building can be FHA-approved and not warrantable, or the reverse. If you are going FHA, HUD’s list is the one that matters — we keep a searchable copy on the Florida FHA approved condo list.
Check the Building Before You Write the Offer
Send me the building name and address. I will check this list, Fannie Mae’s CPM status, and the Freddie Mac ineligible list, and tell you straight whether it finances, what it would take, and what it costs if it does not. No credit pull to answer the question.