The Building Fails. You Don't.
When a condo project doesn't meet agency guidelines, conventional financing isn't available to anyone in that building — regardless of your credit, income, or qualifications. That's where we come in.
Condotel and non-warrantable condo loans
Condotel Loans 2026: Fast-Track Financing for Difficult Non-Warrantable Condos
We finance condotel and non-warrantable condo units that don't qualify for conventional agency loans — because it's the that fails the guidelines, not you. Our network of Non-QM financing is built for deals agency lenders won't touch.
No obligation. No credit pull required to check eligibility.
Nationwide Capital Network
In-House Project Review
Fast Closings
Investor-Friendly Terms
Why Portfolio Financing Exists
Your Building Didn't Pass. That Doesn't End the Deal
Conventional agency financing disqualifies entire condo projects — not individual borrowers. Our portfolio financing steps in where Fannie Mae and Freddie Mac stop.
We Review the Project, Not Just You
Our in-house underwriting includes a thorough review of the condo project itself alongside your borrower profile. We evaluate what agencies won't — so deals that would otherwise die get structured and closed.
Built for Condotels, Resort Condos & More
From condo-hotel units in rental pools to resort buildings with high investor concentration, our portfolio financing is purpose-built for the deals conventional lenders automatically decline.
Project Eligibility
It's The Building, Not You
A condo project becomes "non-warrantable" when it fails Fannie Mae or Freddie Mac eligibility guidelines. The reasons vary — but none of them are about your creditworthiness.
Condotel or Hotel-Style Operation
Front desk, daily housekeeping, short-term rental activity, or a rental management program tied to the building.
High Investor Concentration
A high share of non-owner-occupied or investor-owned units in the building relative to agency thresholds.
Ongoing HOA Litigation
Unresolved legal disputes involving the homeowners association can disqualify an otherwise desirable project.
High Commercial Space Ratio
When commercial space makes up too large a portion of the project, agencies may not approve any residential units in the building.
New Construction Pre-Sale Requirements
New developments that haven't yet reached agency pre-sale thresholds can't access conventional financing for any unit.
Insufficient HOA Reserves
Low HOA reserve funding or a high rate of dues delinquency among unit owners may push a project outside agency eligibility.
Side-by-Side Comparison
The Honest Difference
Portfolio financing opens doors that agency financing keeps permanently shut — with clear trade-offs worth understanding.
Conventional Agency Financing
- Requires the project to pass a strict agency condo questionnaire — any failure disqualifies the entire building
- Automatically disqualifies condotels and most non-warrantable buildings — no exceptions
- No flexibility regardless of borrower strength, down payment size, or the specific nature of the building's issue
- Closing in an LLC is generally not permitted under agency guidelines
- Lower rates — but the rate is irrelevant if you can't qualify for the loan in the first place
Condotel & Non-Warrantable Condo Loans
- In-house project review — we evaluate the building and the borrower using our own guidelines, not agency condo questionnaires
- Flexible underwriting built around the specifics of your building and your deal — condotels, resort condos, and non-warrantable projects welcome
- Available for primary residences, second homes, and investment properties depending on the project and program
- Investment purchases can typically close in an LLC or other entity name
- Honest trade-off: typically higher down payments and a rate above conventional — because you're accessing deals agencies won't finance at all
Who We Work With
Built For Buyers the Agencies Turned Away
If your building is the problem, not your profile, you're exactly who this financing was designed for.
Condotel Buyers & Owners
Purchasing or refinancing a unit in a condo-hotel building with a front desk, rental pool, or hotel-style services — the type agencies automatically reject.
Resort & Vacation-Market Buyers
Buyers in high-tourism or resort destinations where buildings often carry hotel-like features or investor concentration that disqualifies them from agency programs.
Investors in High-Concentration Buildings
Buildings where investor-owned units exceed agency thresholds are non-warrantable by definition — our portfolio financing handles the deal regardless.
Buyers in Newer Construction Projects
New developments that haven't satisfied agency pre-sale requirements can still be financed through our portfolio programs while the building establishes its occupancy record.
Second-Home Buyers
Purchasing a getaway condo in a building that happens to fall outside agency eligibility? Portfolio financing can be structured for second-home use depending on the project.
Investors Closing in an LLC or Entity
For investment purchases, these loans can typically close in an LLC or other entity name — a structure agency financing generally does not permit.
The Process
We Review The Building. We Review You
Our process is built around two parallel reviews — because getting you to close requires evaluating both the project and the borrower with care.
1
We Review Your Condo Project
We evaluate the building — its HOA financials, ownership concentration, rental pool structure, and any other factors that determine eligibility under our portfolio guidelines.
2
We Structure Financing Around the Deal
Once the project review is complete, we structure a loan program around both the building characteristics and your borrower profile — including rental income analysis if applicable.
3
Get Approved and Close
With both reviews complete, we move efficiently through underwriting and closing — including entity closings for investment purchases in an LLC or other legal structure.
Frequently Asked Questions About Condotel and Non-Warrantable Loans
Financing a condotel or non-warrantable property works differently than a standard mortgage — here's what to expect.
"Non-warrantable" means the condo project itself doesn't meet Fannie Mae or Freddie Mac eligibility guidelines — so conventional agency financing isn't available for any unit in the building. It's a building-level designation, not a borrower-level one. A unit can be non-warrantable even if the buyer has perfect credit and strong income.
Almost always. The hotel-style operation and rental-pool structure common to condotels — front desks, housekeeping, short-term rental programs, and occupancy restrictions for owners — typically fall outside agency guidelines. This is why condotel units almost always require portfolio financing rather than a standard conventional condo loan.
Yes, depending on the building and the loan program. Permitted use — primary residence, second home, or investment property — varies by project and lender guidelines. It's evaluated as part of the project review. If short-term rental income is being used to help qualify, it's typically analyzed through a market or short-term rental income analysis rather than a standard lease.
Yes. For investment purchases, these loans can typically close in an LLC or other entity name. This is one of the key structural advantages of portfolio financing over conventional agency loans, which generally do not permit entity-name closings. You'll need to provide LLC or entity formation documents as part of the loan package.
Yes, typically. Because non-warrantable properties fall outside conventional Fannie Mae and Freddie Mac guidelines, lenders treat them as higher-risk and generally require a larger down payment than a standard condo purchase — often in the 20–25% range, though this varies by lender and property type. Condotels usually sit at the higher end of that range due to their hotel-like rental use. Interest rates also tend to run somewhat higher than conventional financing, reflecting the same risk factors that make these properties non-warrantable in the first place.
Condotel and non-warrantable financing follows specialized underwriting outside standard agency guidelines, and terms vary significantly by lender and property type. Consult a licensed mortgage professional to review your options and confirm current requirements for your specific property.
Check My Condo's EligibilityWhat to Have Ready
Document Checklist
Getting started is straightforward. Here's what's typically needed to open your file:
Condo Project Details
HOA contact information, association budget, or master insurance policy if available. We'll help gather what's missing.
Purchase Contract or Mortgage Statement
Executed purchase agreement for new acquisitions, or your current mortgage statement if you're refinancing an existing unit.
Standard ID & Entity Documents
Government-issued ID for all borrowers. If closing in an LLC or entity name, include formation documents and operating agreement.
Additional documentation will be requested during the underwriting process. The above is what's helpful to have on hand when you reach out.
Client Experiences
Closed When Others Said No
Real buyers, real buildings, real outcomes — for projects that conventional lenders wouldn't touch.
"Three lenders turned me down before anyone even looked at my credit — they all killed it the moment they heard 'condotel.' This team was the first to actually explain why and put together a loan that worked. We closed on a beautiful oceanfront unit I'd been trying to buy for eight months."
MR
Marcus R.
Condotel Buyer — Miami Beach, FL
"I own a unit in a Maui condo-hotel that's been in the rental pool for years. No conventional lender would refinance it — the building's non-warrantable status blocked every application regardless of my income or equity. This portfolio loan got me a cash-out refi I'd been trying to do for two years."
TK
Theresa K.
Condotel Owner Refi — Maui, HI
"We're buying multiple units in a building that's over 70% investor-owned. Every bank we tried flagged it immediately. Closing in our LLC made conventional financing impossible anyway. This team structured the whole deal in-house, reviewed the project themselves, and we closed two units in the same month."
DL
David L.
Investor, LLC Purchase — Nashville, TN
Start Here
Check Your Condotel Building's Eligibility
Tell us about your condo project — we'll review its eligibility under our portfolio guidelines and reach out to discuss your financing options. No obligation, no credit pull required to get started.
We evaluate the project, not just you
In-house project review means non-warrantable buildings get a fair look.
Investment closings in an LLC welcome
Entity-name closings for investment purchases, handled in-house.
Condotels, resort condos, and more
Portfolio financing built for the deals agencies automatically decline.