What exactly is a condotel?

A condotel is a condo unit inside a building that operates like a hotel - with a front desk, housekeeping and a rental program that rents units out nightly. You own the unit outright as a condo, but the building runs on hotel operations, which is what makes financing different.

Can you get a mortgage on a condotel?

Yes - just not a conventional, FHA or VA loan. Condotels are financed through specialized portfolio and Non-QM programs, including DSCR loans for investors. We broker several of them and match your unit to the one whose rules it fits.

How much down payment do I need for a condotel?

Typically around 25% down on a purchase (up to roughly 75% loan-to-value), though it's program-dependent and can vary with your credit, occupancy and the project. Cash-out refinances usually require more equity.

Can I use short-term rental income or Airbnb income to qualify?

On a DSCR condotel loan, yes - you qualify on the unit's rental income rather than your personal tax returns, and eligible programs count short-term and nightly rental income. It's the most popular way investors finance resort units.

Can I buy a condotel through an LLC?

Yes, on investment (DSCR) programs you can typically close in an LLC. Second-home purchases in your personal name are also available on eligible programs.

Is a condotel a good investment?

It can be, in the right resort market - a condotel can throw off strong nightly rental income and give you a vacation property that helps pay for itself. The trade-offs are a higher rate, a larger down payment, HOA and rental-management fees, and a narrower resale buyer pool because the financing is specialized. A good reality check is to run it as a DSCR deal, where the rent has to cover the payment. This is general information, not investment advice.

Do condotels have higher rates?

Somewhat. Because condotels are non-warrantable and priced as specialty loans, the rate and down payment run higher than a standard condo. For many buyers, the rental income the unit generates makes the math work anyway.

Do all condos need a full review now?

No - that's a common misconception. Limited Review is retired for established projects, but small projects of 10 or fewer units can often use a waiver of project review, and some transactions still qualify for other exemptions. More buildings will face a full review than before, but not every condo does.

What was a Limited Review for a condo?

It was a streamlined approval path that let lower-risk transactions - typically larger down payments - skip the deep financial review of the HOA. It's now retired, so those projects go through the Full Review process instead.

Is my building still warrantable?

It depends on the project's reserves, insurance, litigation and ownership mix under the new Full Review standards. Some buildings that were non-warrantable are now easier to finance because the investor-concentration cap was removed; others may struggle with the stricter reserve rules. A free pre-screen is the fastest way to find out.

Does this change affect FHA and VA eligible condos?

No. This update applies to conventional (Fannie Mae and Freddie Mac) financing. FHA and VA approve condo projects through their own separate systems, so a building that struggles with conventional review may still work with an FHA-approved or VA-approved project.

What if my building can't pass the new review?

You still have options. Non-QM and portfolio lenders use their own project guidelines instead of Fannie or Freddie's, which often makes a non-warrantable building financeable. That's our specialty - send us the project and we'll find the path if there is one.

When exactly are these changes coming into effect?

The insurance deductible cap became mandatory July 1, 2026, Limited Review retirement and the stricter reserve-study rules on August 3, 2026, and the higher 15% reserve minimum on January 4, 2027. The investor-cap removal and small-project waiver were available immediately when the rule was announced in March 2026.

Is it harder to get a mortgage on a condo than a house?

Not harder for you - there's just one extra approval: the project. The lender reviews the HOA and building alongside your file. Most condo surprises come from the building, which is exactly why we pre-screen it up front.

What's the difference between a warrantable and non-warrantable condo?

Warrantable projects meet Fannie Mae or Freddie Mac rules and get standard conventional, FHA and VA financing at the best rates. Non-warrantable projects don't fit those rules, so they need a portfolio or Non-QM loan. It's about the building, not the unit or the buyer.

Can you use an FHA or VA loan on a condo?

Yes - if the project is on the FHA or VA approved list. If it's not, we look at conventional or Non-QM options. We can check a building's approval status as part of the free pre-screen.

Do condos have higher mortgage rates?

A warrantable condo prices about the same as a house. Non-warrantable projects and condotels carry a higher rate because the lender takes on more project risk - but the gap is often smaller than people expect.

How long does condo project review take?

It depends on how fast the HOA returns documents. A warrantable review can be quick; a full review of a complex project takes longer, and after the August 2026 rule change more buildings need the deeper review. Starting the pre-screen early keeps your closing on track.

Can I finance a condo as an investment property?

Yes. Investors typically use a DSCR condo loan that qualifies on the property's rent instead of personal income, and you can close in an LLC. Short-term-rental income can be used on eligible projects.

What does a non-warrantable condo mean?

It means the condo project doesn't meet Fannie Mae or Freddie Mac's guidelines, so the agencies won't back a loan on it. The unit is financed with a portfolio or Non-QM loan instead. It's a statement about the building, not the buyer or the unit.

What makes a condo non-warrantable?

Common triggers include high investor concentration, one owner holding many units, too much commercial space, low presale on new construction, condotel or short-term-rental operations, HOA litigation, and inadequate reserves or insurance. Any one of these can be enough.

Is a non-warrantable condo a bad investment?

Not necessarily. Many non-warrantable buildings are perfectly good properties that simply have a lot of rentals, some commercial space, or are brand new. What matters is the specific reason - a paperwork issue is very different from an active structural problem.

How can I tell if a condo is non-warrantable before I make an offer?

You typically need the HOA questionnaire, budget, insurance and litigation status - it's not visible in the listing. The fastest way is a free lender pre-screen: send us the project and we'll tell you where it stands before you're under contract.

Can I get a mortgage for a non-warrantable condo?

Yes, in most cases - through portfolio and Non-QM programs, for primary residences, second homes and investment properties. The main exceptions are buildings with active structural, safety or critical-repair problems. See our non-warrantable condo loan options for details.

Do non-warrantable condos have lower rates?

Generally yes. Warrantable projects qualify for conventional financing at standard rates. Non-warrantable loans carry somewhat higher rates because the lender takes on more project risk - though the gap is often smaller than buyers expect.

Can I finance an investment property in Ohio through Andes?

Yes. Andes originates business-purpose investment property loans on non-owner-occupied Ohio real estate — including DSCR loans, cash-out refinances, investor HELOCs, and short-term rental financing. These loans qualify on the property's rental income, so there are no tax returns and no personal debt-to-income calculation.

Does Andes offer owner-occupied or consumer mortgages in Ohio?

No. In Ohio, Andes offers business-purpose investment loans only — financing for rental and other non-owner-occupied property. We do not originate owner-occupied, primary-residence, or other consumer-purpose mortgages in Ohio.

What is a business-purpose (investor) loan?

A business-purpose loan finances property held to generate income or profit — a rental, a BRRRR project, a short-term rental — rather than a home you live in. Because the loan is underwritten on the property's cash flow and business use, it follows different rules than a consumer mortgage, and the property is typically non-owner-occupied.

Which Ohio markets are best for rental investing?

The four metros investors ask about most are Columbus, Cincinnati, Cleveland, and Dayton. Columbus and Cincinnati carry higher prices with strong demand and appreciation potential, while Cleveland and Dayton offer lower entry prices and higher yields where deals commonly clear a 1.0+ DSCR on rent alone.

Can I buy an Ohio rental property through an LLC?

Absolutely. You can title your property to an LLC using our DSCR loans in Ohio. For more information on having a business own the property, visit our DSCR LLC page .

Home » Georgia » Atlanta

ATLANTA MORTGAGE BROKER

Atlanta Mortgage Broker & Home Loans

Buying a home in Atlanta, refinancing a property you already own, or trying to find a mortgage that fits a more complicated financial situation?

Andes Mortgage helps Atlanta homebuyers, homeowners, self-employed borrowers and real estate investors compare home loan options from multiple lenders instead of being limited to one bank.

Atlanta Home Loans

Local company, located at the King & Queen building

Independent mortgage broker

Compare 50+ lenders

Broad loan options

Conventional, government, jumbo, self-employed.

NMLS #2187991

Andes Mortgage LLC

ATLANTA REAL ESTATE MARKET

The Atlanta housing market right now

Real numbers matter more than national headlines. Here is a current data on the City of Atlanta housing market so you can plan a purchase or refinance around what is actually happening locally.

City of Atlanta · single-family & condo
Metric	Latest	MoM	YoY
Median sale price	$415,000	▼ 7.8%	▼ 2.4%
Median days on market	48 days	▼ 1 day	▲ 1 day
Sale-to-list ratio	98.1%	▲ 0.2 pt	▲ 0.1 pt
Homes with a price drop	31%	▲ 1.3 pt	▼ 1.7 pt
Median price / sq ft	$284	▼ 2.7%	▼ 3.2%

Data as of May 31, 2026. Source: Redfin Data Center.

What the numbers mean for your plan

Longer days on market and a rising share of price drops mean qualified, pre-approved buyers have more room to negotiate than a year ago — but well-priced homes in core intown neighborhoods still move quickly.

See what you qualify for ->

WE WORK WITH OVER 50 DIFFERENT LENDER GUIDELINES

Home loan options for Atlanta homebuyers

Atlanta buyers are not all shopping for the same type of home and they do not all need the same type of mortgage.

Your credit, income, down payment, property type and long-term plans can all affect which financing strategy makes sense. We offer several loans. Choose your path.

Conventional loans

Flexible financing for first-time and repeat buyers with traditional qualifying income.

Explore conventional loans ->

FHA loans

Popular program for those with lower credit scores and a standard 3.5% down payment across the board.

Explore FHA loans ->

VA loans

Home financing benefits for eligible veterans, active-duty service members and qualifying spouses.

Explore VA loan options ->

Jumbo mortgages

Financing for higher-priced Atlanta homes when the required loan amount exceeds conforming limits.

See jumbo loans ->

First-Time homebuyers

Compare low-down-payment options and understand the complete payment before making offers.

First-time homebuyer options ->

Down payment assistance

Explore Georgia and Atlanta-area assistance options that may reduce cash needed upfront.

Explore assistance programs ->

LOANS FOR EVERY PROPERTY TYPE

Financing the type of real estate you'll find in Atlanta

Atlanta is not a one-property-type market. The mortgage conversation can change significantly depending on whether you are buying a high-rise condo, historic home, luxury property or investment property.

High rise condos

Common around Midtown and Buckhead, where project eligibility can matter alongside borrower qualification.

Historic & older homes

Established intown neighborhoods can create opportunities for renovation financing when a property needs significant work.

Luxury & jumbo

Higher-priced homes can make lender-specific jumbo underwriting, reserves and pricing much more important.

Investment & multifamily

Duplexes, triplexes, four-unit properties and rental opportunities can require a different financing strategy.

Buying a home in Atlanta

Atlanta is not one uniform housing market. The housing mix, density, price points and property types can change dramatically depending on which part of the city you are considering.

Buckhead

Luxury condos along the Peachtree corridor, plus larger single-family homes and higher-price-point neighborhoods farther north and west.

Midtown & Downtown

High-rise condos, loft-style residences and urban living alongside one of Atlanta’s established historic residential districts.

Old Fourth Ward & Eastside BeltLine

A mix of condos, townhomes, newer development and older housing around one of Atlanta’s most active intown corridors.

West End & Westside BeltLine

Historic Atlanta neighborhoods — including the West End, Mozley Park, Grove Park and Pittsburgh — anchored by newer construction along the Westside BeltLine, offering some of the more accessible entry points into intown Atlanta.

Virginia-Highland & Morningside

Established residential streets with traditional housing and a different feel from Atlanta’s denser condo-heavy districts.

How much can you borrow in Atlanta?

Two numbers shape how much you can borrow in Atlanta: the conforming limit (the line before a loan becomes jumbo) and the FHA limit (the ceiling on an FHA loan). Both are higher in metro Atlanta than in much of the country.

Atlanta – Sandy Springs – Roswell – MSA

Conforming 1 unit

$832,750

Conventional ceiling

FHA Loan 1 unit

$718,750

Every metro Atlanta county

Georgia has no high-cost conforming counties, so $832,750 applies statewide. FHA is set at the metro level — the $718,750 one-unit limit covers Fulton, DeKalb, Cobb, Gwinnett, Cherokee, Forsyth, Henry, Clayton and the rest of the Atlanta MSA. That sits well above the national FHA floor of $541,287, so Atlanta FHA buyers get far more borrowing room than buyers in most of the country.

Property type	Conforming	FHA
Single family (1 unit)	$832,750	$718,750
Duplex (2 units)	$1,066,250	$920,150
Triplex (3 units)	$1,288,800	$1,112,250
Quadruplex (4 units)	$1,601,750	$1,382,250

Sources: FHFA (conforming) & HUD FHA Mortgage Limits, effective 01/01/2026 (CY2026). FHA limits are set MSA-wide; outlying non-metro Georgia counties revert to the $541,287 FHA floor. Guidelines last verified: August 24th, 2026.

Buying your first home in Atlanta?

Compare low-down-payment mortgages, Georgia and Atlanta assistance options, estimated closing costs and the complete monthly payment before you begin making offers.

FIRST-TIME HOMEBUYER ASSISTANCE

Atlanta & Georgia down payment assistance

The down payment is the biggest hurdle for most first-time Atlanta buyers—not the monthly payment. Depending on income, credit and where you buy, you may qualify for programs that reduce the cash you need upfront.

Statewide Georgia Programs

State-level assistance may provide funds toward down payment and closing costs for eligible buyers, often with income and purchase-price limits.

Georgia homebuyer options ->

Atlanta assistance programs

Buyers purchasing within certain Atlanta city limits may have access to additional local assistance, each with its own eligibility rules.

Explore down payment assistance ->

Private down payment assistance loans

Some loan programs pair with down payment or closing-cost assistance that can be layered with the right first mortgage for your scenario.

Explore VA loan options ->

OPTIONS FOR BUSINESS OWNERS & ENTREPENEURS

Self-Employed & Investor mortgages in Atlanta

Traditional tax returns are not the only form of income documentation available. Andes Mortgage works with lenders offering alternative-documentation and investor programs for borrowers whose finances do not fit neatly inside traditional underwriting.

Bank statement loans

Alternative income documentation for qualifying self-employed borrowers using eligible deposits.

Explore Bank Statement loans ->

Profit & loss loans

Certain business owners may qualify using a qualifying profit-and-loss statement.

Asset depletion

Eligible assets may be converted into qualifying monthly income for certain mortgage programs

Explore Asset Depletion ->

DSCR loans

Rental-property financing focused primarily on property cash flow rather than employment income.

See DSCR loans ->

Investment property second liens

Second liens such as HELOCs and HELOANs using rental income for qualifications, not personal income.

See DSCR HELOC ->

Non-QM mortgage loans

Broader solutions for complex income, assets and real-estate-investment scenarios.

Explore Non-QM programs ->

Atlanta mortgage rates

Your actual mortgage rate depends on credit, down payment, loan amount, occupancy, property type, program and whether points or lender credits are involved.

Here is a current snapshot—rate-specific detail lives on the dedicated Atlanta rate page.

Today's mortgage rates

Live · updated 7 minutes ago

30-yr fixed

6.556%

6.562% APR

15-yr fixed

5.948%

5.962% APR

FHA 30-yr

5.62%

6.664% APR

VA 30-yr

6.188%

6.406% APR

Atlanta, GA mortgage rate averages. Not a commitment to lend

Atlanta mortgage calculators

Our calculators can help you get better prepared for your most important purchase.

Mortgage payment calculator

Estimate principal, interest and other costs that can make up your monthly housing payment.

Calculate your payments ->

Home affordability calculator

Estimate a potential home-price range using your income, debts and available funds.

How much house can you qualify ->

Georgia closing cost calculator

Estimate the down payment and closing costs you may need before purchasing an Atlanta home.

Calculate closing costs ->

Already own a property in Atlanta?

Buying is not the only reason to compare mortgage options. Atlanta homeowners may also be considering refinancing, consolidating debt, financing renovations or accessing home equity.

Compare the New Loan Against What You Already Have

Depending on the goal, the better solution may be a traditional refinance, cash-out refinance, HELOC or home-equity loan.

The important part is comparing the new structure against your existing mortgage before replacing it.

Mortgage refinance

Lower payment, restructure debt or change terms.

Refinance options ->

Cash out refinance

Replace the existing mortgage and access equity.

Explore cash-out ->

HELOC

Tap your equity with a line of credit without changing your current loan

See HELOC options ->

HELOAN

Access equity with a fixed rate and payment without changing your current loan.

More about HELOANs ->

Why Work With a Mortgage Broker in Atlanta?

A bank generally offers the mortgage programs and pricing available through that institution. Andes Mortgage can compare options from multiple wholesale lenders.

Typical Single Lender or Bank

Andes Mortgage

Areas we serve & Atlanta resources

Andes Mortgage works with buyers, homeowners and investors across the Atlanta metro. Explore nearby communities and Atlanta-specific guides.

Nearby communities

City & suburb pages across metro Atlanta.

Sandy Springs

Dunwoody

Roswell

Atlanta mortgage resources

Mortgage pre-approval in Atlanta

Georgia DSCR loans

Georgia down payment assistance

Renovations loans in Georgia

Andes Mortgage LLC serving Atlanta Homebuyers & Homeowners

Andes Mortgage serves buyers, homeowners and real estate investors throughout Atlanta from our office in the Perimeter area.

Andes Mortgage LLC

1 Concourse Parkway, Suite 800
Atlanta, GA 30328
770-740-4050

Andes Mortgage LLC · NMLS #2187991
Marcos Zambrano, President · NMLS #988935

Marcos Zambrano

President & Senior Mortgage Broker · Andes Mortgage LLC

A mortgage professional since 2013, Marcos Zambrano graduated from Kennesaw State University with a background in mathematics and finance. He founded Andes Mortgage to give Atlanta borrowers a clearer, more transparent way to compare home loan options — working directly with first-time buyers, self-employed borrowers and real estate investors across Georgia, Florida, Texas and South Carolina.

What Andes Mortgage clients have to say

Marcos Zambrano and Gabriela Roberts of Andes Mortgage are the Dream Team! Search no further. They treat their clients like family and fight hard to deliver top tier service and speed with closing loans without the headaches. Knowledgeable and passionate about what they do …. 5 stars! A true pleasure to work with!

Marilyn Sanchez

The most amazing Lending team. Marcos, Gabriela,Donna is an amazing team they work hard and together to make this process as smooth as possible. Great communication, commitment and provide detailed information and knowledge for you as a 1st time homebuyer

Jaleseya Goodall

I can’t thank Marcos and his team enough for helping me purchase my dream home. From the very beginning they were professional, responsive, and genuinely cared about making the process as smooth as possible. They kept me informed every step of the way and were always there when I had questions. If you are looking for a mortgage team that truly puts their clients first, I highly recommend Marcos and his team!

Dolores Arnot

See all our reviews on our Google page ->

Questions About Getting a Mortgage in Atlanta

Is Andes Mortgage a mortgage broker serving Atlanta?

Yes. Andes Mortgage LLC is an independent mortgage brokerage serving Atlanta homebuyers, homeowners and real estate investors. Our physical office is located at 1 Concourse Parkway in the Perimeter area.

What is the 2026 conforming loan limit in Atlanta?

For 2026, the one-unit conforming loan limit is $832,750 across every metro-Atlanta county. Georgia has no designated high-cost counties, so the same baseline applies statewide. Loans above that amount are generally considered jumbo.

What is the FHA loan limit in Atlanta for 2026?

For 2026, the FHA one-unit loan limit is $718,750 across the Atlanta–Sandy Springs–Roswell metro area, including Fulton, DeKalb, Cobb, Gwinnett, Cherokee and surrounding counties. FHA sets this limit at the metro level, and it sits well above the national FHA floor of $541,287—so Atlanta FHA buyers can finance more than buyers in most of the country.

What is the difference between an Atlanta mortgage broker and a mortgage lender?

A mortgage lender generally offers its own mortgage products and pricing. A mortgage broker can compare mortgage options from multiple lenders for a borrower.

What types of home loans are available in Atlanta?

Depending on the borrower and property, financing may include conventional, FHA, VA, jumbo, renovation, first-time buyer and Non-QM mortgage programs.

Can I buy an Atlanta home with less than 20% down?

Potentially, yes. Several conventional and government-backed mortgage programs allow qualified buyers to purchase with less than 20% down and as low as 3% down for first-time homebuyers.

Are there down payment assistance programs specifically for Atlanta buyers?

Eligible buyers purchasing within Atlanta city limits may have access to Atlanta-specific and statewide Georgia assistance programs. Each program has its own eligibility and participating-lender requirements.

Is financing an Atlanta condo different from financing a single-family home?

It can be. Condo financing may involve review of both the borrower and the condominium project, so project-related requirements should be identified early.

Do you offer jumbo mortgages for Atlanta homes?

Yes. Andes Mortgage works with multiple jumbo lenders for qualified borrowers purchasing or refinancing higher-priced properties above the conforming limit.

Can self-employed buyers qualify for an Atlanta mortgage?

Potentially. Andes Mortgage works with traditional and Non-QM programs that may use alternative documentation such as bank statements, profit-and-loss statements or eligible assets.

Can Atlanta real estate investors use DSCR financing?

Eligible investors may be able to use DSCR financing, which focuses primarily on qualifying rental-property cash flow rather than traditional employment income.

Where can I see Atlanta mortgage rates?

Andes maintains a dedicated Atlanta mortgage-rates page so rate-specific intent remains separate from this Atlanta mortgage-broker page.

How do I get started with an Atlanta mortgage?

Start with Mortgage Match and tell us whether you are buying, refinancing or accessing home equity. We will use your goals and financial profile to help identify mortgage options worth comparing.

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