— PRIMERESORT LOANS
PrimeResort™ & Non-Warrantable
Condo Financing Solutions
Structured financing solutions for resort-style condominium properties across Hawaii’s premier vacation destinations – and resort markets nationwide.
— ABOUT PRIMERESORT
PrimeResort™ & Non-Warrantable
Condo Financing
PrimeResort™ is Pacific Home Loans’ specialized financing solution designed for resort-style and non-warrantable condominium projects. Originally developed and refined across Hawaii’s premier resort markets – Wailea, Kaanapali, Kapalua, Ko Olina, Waikoloa, Princeville, and Waikiki – PrimeResort™ now extends to resort condominium markets across the continental United States.
Many condominium communities located in resort markets allow short-term vacation rentals or contain ownership and operational characteristics that fall outside traditional Fannie Mae and Freddie Mac condominium lending guidelines. PrimeResort™ was developed to support qualified buyers purchasing these properties through financing solutions specifically structured for resort environments.
— FLEXIBLE FINANCING
Hawaii Resort Markets – Where PrimeResort™ Began
PrimeResort™ financing is frequently used in Hawaii’s premier resort communities:
- Wailea – Maui’s most prestigious resort destination
- Kihei – South Maui’s active resort condominium market
- Kaanapali – West Maui’s iconic resort corridor
- Kapalua – Maui’s northernmost luxury resort community
- Waikoloa – Big Island resort village with hotel-branded residences
- Princeville – Kauai’s premier North Shore resort community
- Waikiki – Oahu’s most active resort condominium market
- Ko Olina – Oahu’s West Side luxury resort enclave
What Is PrimeResort™ Financing?
PrimeResort™ provides financing solutions for condominium projects that may not meet traditional agency warrantability standards. These projects often include characteristics such as:
- Resort-style communities with short-term vacation rental usage
- Higher investor ownership concentration above agency thresholds
- Mixed-use resort developments with hotel or commercial components
- Short-term rental programs and vacation rental designations
- Unique condominium structures common in destination resort markets
PrimeResort™ allows qualified borrowers to finance these properties using structured non-agency loan programs designed for resort environments.
— PROPERTY TYPES
Resort Condominiums
vs Condotels
In resort markets, the terms resort condominium and condotel are frequently used interchangeably. However, they represent different ownership and financing structures.
A resort-style condominium typically allows short-term vacation rentals while maintaining traditional condominium ownership.
A condotel (condominium hotel) typically includes hotel-style management, rental pooling arrangements, or occupancy restrictions that limit the owner’s control of the unit.
PrimeResort™ financing is designed for resort-style condominiums, not condotels. True condotel properties may require alternative financing structures.
Typical PrimeResort-eligible properties may include:
- Individual unit ownership
- Owner-controlled rental activity
- No mandatory rental pooling
- No blackout date restrictions
- Separate HOA governance independent from hotel operations
— STRATEGIC LENDING
PrimeResort™
Loan Parameters
PrimeResort™ financing offers structured solutions for both second home and investment property transactions, with loan amounts available up to $10,000,000 depending on property eligibility and borrower qualifications.
Condo Review & Project Eligibility
Every condominium project must undergo a review process to confirm eligibility – regardless of whether the property is in Hawaii or another state. Pacific Home Loans maintains an in-house condominium review team that evaluates project eligibility prior to underwriting.
Review considerations may include:
- HOA financial strength and reserve adequacy
- Insurance coverage and policy structure
- Investor ownership concentration
- Short-term rental policies and zoning compliance
- Project legal structure and governing documents
Completing this review early in the transaction process helps reduce closing delays and improves certainty before submitting an offer. Contact our team to initiate a project review at any stage of your purchase process.
Loan parameters are subject to change and depend on condominium project eligibility, short-term rental zoning, borrower profile, and overall transaction structure. All loans are subject to underwriting review and investor approval.
Second Home Financing
| Loan Amount | Minimum Down Payment |
|---|---|
| Up to $2,000,000 | 20% |
| Up to $5,000,000 | 25% |
| Up to $10,000,000 | 40% |
Investment Property Financing
| Loan Amount | Minimum Down Payment |
|---|---|
| Up to $2,000,000 | 20% |
| Up to $2,500,000 | 25% |
| Up to $10,000,000 | 40% |
— CAPITAL PLATFORM
How PrimeResort™ Fits
Into the PHL Capital Platform
Ideal PrimeResort™ Borrower Profile
PrimeResort™ financing may be appropriate for:
- Buyers purchasing resort-style second homes in Hawaii or continental US resort markets
- Investors purchasing vacation rental condominiums
- Buyers purchasing non-warrantable condominium projects
- Luxury resort property buyers
- Foreign national buyers purchasing U.S. resort real estate
Property Types Supported
PrimeResort™ financing may be used for:
- Resort-style condominiums
- Non-warrantable condominiums
- Short-term vacation rental properties
- Investment condominiums in resort markets
Pacific Home Loans structures condominium financing using a tiered capital approach:
Agency Condo Financing – traditional Fannie Mae, Freddie Mac, FHA, or VA loans when projects meet warrantability guidelines
↓
PrimeResort™ Condo Financing – structured solutions for resort-style and non-warrantable projects that fall outside standard agency guidelines
↓
Portfolio Lending Solutions – for higher-value or complex transactions requiring advanced structuring, with loan amounts up to $30 million
— MARKETS SERVED
PrimeResort™ Markets
Beyond Hawaii
The same non-warrantable project expertise and structured underwriting approach that Pacific Home Loans developed in Hawaii now extends to resort markets across the country. PrimeResort™ financing is available for eligible resort condominium projects in:
Colorado Mountain Resort Communities
- Vail Village & Lionshead – ski-in/ski-out condominiums and resort-branded residences
- Beaver Creek & Bachelor Gulch – private resort community with branded residence structures
- Breckenridge – Colorado’s most active resort condominium investment market
- Keystone & Copper Mountain – resort condominium developments with active rental programs
- Snowmass Village – Base Village fractional and resort condominium structures
Pacific Northwest Resort Communities
- Sunriver (Oregon) – Oregon’s most recognized resort community with non-warrantable SHARC structure
- Lake Chelan (Washington) – Wapato Point and Lake Chelan Shores resort condominium communities
- Whidbey Island (Washington) – coastal vacation property and non-warrantable project financing
→ Explore Oregon Mortgage Programs
→ Explore Washington State Mortgage Programs
Western Resort Markets
- Scottsdale (Arizona) – Hyatt, Westin, Marriott, and Four Seasons resort-branded condominium developments
- Sedona (Arizona) – resort condominium and vacation property projects
- Lake Tahoe Nevada – Incline Village and Crystal Bay resort condominium communities
- Las Vegas Strip corridor – hotel-hybrid and mixed-use ownership structures
→ Explore Arizona Mortgage Programs
→ Explore Nevada Mortgage Programs
Southern Resort Markets
- Gatlinburg & Pigeon Forge (Tennessee) – Smoky Mountain chalet condominium clusters and resort cabin developments
- Fredericksburg (Texas) – Texas Hill Country vacation cabin clusters and resort-style developments
→ Explore Tennessee Mortgage Programs
→ Explore Texas Mortgage Programs
Mountain & Ranch Resort Markets
- Big Sky (Montana) — Mountain Village and Moonlight Basin ski resort condominium communities
- Whitefish (Montana) — Whitefish Mountain Resort base area resort-adjacent developments
— WHY PACIFIC HOME LOANS
How Portfolio Lending Fits
Into the PHL Capital Platform
Pacific Home Loans structures financing using a tiered capital approach based on property type, borrower profile, and transaction complexity:
Agency Financing – conventional, FHA, VA, and jumbo programs for standard scenarios
↓
PrimeResort™ – specialized financing for resort condominiums and non-warrantable projects
↓
Non-QM / Alternative Documentation – flexible income qualification programs
↓
Portfolio Lending – in-house capital for high-value, complex, and strategic transactions
Important Considerations
Portfolio loans follow non-agency underwriting guidelines and are structured individually for each borrower. They may include different pricing than traditional loans and require full financial review. Each transaction is customized based on the borrower’s full financial profile, property characteristics, and transaction structure.
— COMMON QUESTIONS
PrimeResort™
FAQ
Have a question not answered here? Our team is available to walk through your specific scenario.
