— CONDO LOAN PROGRAMS

Condo Loan Programs

Compare Financing Pathways for Warrantable Condos, Non-Warrantable Resort Condos, Condotels, and Complex Borrower Scenarios

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— ABOUT CONDO LOAN PROGRAMS

Condo Loan
Programs

Pacific Home Loans has over 20 years of experience financing condominiums across Hawaii and resort markets nationwide. This page is a short program-comparison tool – designed to help you identify which loan program track fits your condo and your situation, then route you to the right product page.

If you’re earlier in the process and want to understand condo classifications, project review, Hawaii CPR properties, and the questions to ask before making an offer:
→ Buying a Condo

Call today to get started!

— PROGRAM FINDER

Which Condo Loan Program
Fits Your Situation?

Different condo classifications and borrower profiles route to different financing structures. The grid below shows the five program tracks Pacific Home Loans offers for condominium financing – and which scenario each is built for.

If Your Condo Is… The Right Program Track Is… Why
Warrantable / standard residential Agency Financing (Conventional / FHA / VA / Jumbo) Lowest down payments and rates; standard qualification.
Non-warrantable resort or vacation rental condo PrimeResort™ From 20% down with more competitive rates than a condotel
True condotel or condo hotel Portfolio Lending (Condotel Financing) Specialized condotel structures from approximately 25% down.
Any of the above, with complex borrower income or assets Non-QM (DSCR / Bank Statement / Asset-Based / 1099 / Foreign National) Layered qualification when standard income docs don’t fit.
Time-sensitive acquisition; bridge or renovation Private Money / Hard Money Short-term financing with a structured exit to permanent.

Many transactions involve more than one track. A non-warrantable resort condo purchased by a self-employed buyer may use PrimeResort™ on the loan side and Bank Statement income on the qualification side. A condotel investor may pair Portfolio Lending with DSCR qualification. Our team builds the combination that fits.

— PROGRAM TRACKS

Condo Loan
Options

For traditional residential condominium projects meeting Fannie Mae and Freddie Mac guidelines. Conventional, FHA, VA, and traditional jumbo programs may apply. Eligible owner-occupied borrowers may qualify with as little as 3% down on conventional, 3.5% on FHA, or zero down on VA for eligible veterans. Project eligibility requirements apply.

Pacific Home Loans’ purpose-built program for resort-style condominiums and non-warrantable condo projects. Starting at 20% down on loan amounts up to $2,000,000, with more competitive rates than for comparable condotel financing. Originally developed in Hawaii (Wailea, Kīhei, Kāʻanapali, Kapalua, Ko Olina, Waikoloa, Princeville, Waikīkī), now available in resort markets nationwide.

For true condotels and condo hotels, luxury condominiums, super jumbo transactions ($250,000 to $30,000,000), and complex high-value scenarios requiring advanced structuring. Includes pledged-asset strategies, cross-collateralization, and integrated liquidity planning.

When the property fits standard guidelines but the borrower’s income or assets don’t. Non-QM qualification methods layer on top of the property’s loan program – and can be used with Agency, PrimeResort™, or Portfolio structures depending on the scenario.

  • DSCR – qualifies the property on its rental cash flow, especially common for vacation rental and condotel investors
  • Bank Statement – qualifies self-employed borrowers on personal or business deposit history
  • Asset-Based – qualifies high-net-worth borrowers on liquid assets, brokerage accounts, retirement accounts, and real estate equity
  • 1099 Income – qualifies Realtors, consultants, and contractors on gross 1099 earnings
  • Foreign National – qualifies international buyers without U.S. income, SSN, or domestic credit history

Short-term, collateral-based financing for time-sensitive acquisitions, renovation projects, or transitional scenarios – typically used as a bridge to permanent DSCR, PrimeResort™, or Portfolio financing once rental income stabilizes, renovation completes, or project review finishes. Pacific Home Loans structures the permanent financing exit before the bridge loan closes.

→ PrimeResort™ Vacation Rental Condo & Resort Financing
→ Portfolio Loans, Condotel Financing & Strategic Luxury Property Solutions
→ Non-QM & Alternative Documentation Loans
→ Private Money & Hard Money Loan Programs

— WHY PACIFIC HOME LOANS

In-House Funding Across
the Full Condo Financing Stack

Pacific Home Loans operates as a hybrid mortgage bank and broker. The majority of our loans – across Agency, PrimeResort™, Non-QM, and Portfolio – are funded in-house, which means faster decisions, direct underwriting access, and control over the process from application to close. When a transaction fits better with another investor, our broker shelf gives us access to one of the most diverse condo-loan program offerings in the industry.

For condo financing specifically, that combination matters because the right loan often spans more than one track. A non-warrantable Hawaii resort condo bought by a self-employed business owner may need PrimeResort™ on the loan side, Bank Statement income on the qualification side, and an in-house team that can underwrite both within the same transaction. We are not limited to one bank’s box of condo programs, and we are not dependent on wholesale partners for every transaction.

Our in-house condominium review team evaluates project eligibility before underwriting begins – whether the property is in Hawaii or another state. Completing this review early in the transaction reduces closing delays and improves certainty before you submit an offer.

— PHL CAPITAL PLATFORM

How Condo Financing Fits
Into the PHL Lending Platform

Pacific Home Loans structures condominium financing using a tiered capital platform – so whatever the condo’s classification, there is a financing pathway designed for it:

Agency Financing
Conventional, FHA, VA, and traditional jumbo programs for borrowers and properties meeting standard guidelines
↓
PrimeResort™
Non-warrantable condo and vacation rental condo financing for resort-style condominium projects
↓
Non-QM Financing
Flexible qualification using DSCR, bank statements, asset-based qualification, 1099 income, foreign national documentation, and short-term private money / bridge financing
↓
Portfolio Lending
Condotels, luxury property financing, jumbo and super jumbo lending, and advanced strategic structuring

Related Financing Solutions

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— COMMON QUESTIONS

Condo Loan Programs
FAQ

These FAQs focus on program selection. For broader questions about condo classifications, project review, and what to know before making an offer, see our Buying a Condo guide.

Related Financing Solutions:

→ Buying a Condo
→ PrimeResort™ Vacation Rental Condo & Resort Financing
→ Portfolio Loans, Condotel Financing & Strategic Solutions
→ DSCR / Investor Cash Flow Loan Programs
→ Non-QM Loan Options
→ Private Money & Hard Money Loan Programs

Start with the condo’s classification (warrantable, non-warrantable resort, condotel) and then layer in your borrower profile (W-2 employed, self-employed, retired, investor, international). The program-finder grid above maps the most common combinations. The single most useful step is starting a project review early – before you submit an offer – so you know what’s available before you commit.

Yes, and many condo transactions do. A non-warrantable resort condo purchased by a self-employed buyer typically pairs PrimeResort™ (on the loan side) with Bank Statement or DSCR qualification (on the borrower side). A condotel investor may pair Portfolio Lending with DSCR. Our in-house team handles both sides of the structure within a single transaction.

Most vacation rental condominiums are actually non-warrantable resort condos, not true condotels. PrimeResort™ is designed for that category – typically starting at 20% down with rates approximately 1% below condotel financing. If a lender is quoting you condotel terms on a vacation rental condo, it’s worth getting a second opinion on the project classification before locking your loan.

Project review timing varies based on the complexity of the project and the completeness of HOA documentation. For warrantable condos with current HOA approvals on file, review can be very quick. For non-warrantable, resort, and condotel projects, allow extra time and start the review before submitting an offer where possible. Our in-house condominium review team handles this for every Pacific Home Loans condo transaction.

Yes – and CPR financing is one area where lender experience makes a real difference. Hawaii CPR (Condominium Property Regime) properties are typically underwritten as site condos, which means no full condo project review is required and the loan is not subject to Fannie Mae’s condo loan-level pricing adjustments. The result is often lower rates than traditional condo financing. See our Buying a Condo guide for the full explanation, or contact us directly to discuss a specific CPR property.

Exploring Condo Financing Options?

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