— PRIMERESORT LOANS
PrimeResort™ Non-Warrantable Condo Loans
for Vacation Rental Properties
PrimeResort™ is Pacific Home Loans’ purpose-built financing program for resort-style condominiums and non-warrantable condo projects. Designed for vacation rental condo buyers, it offers lower down payment options and financing structures that are often more favorable than traditional condotel financing – including financing starting at 20% down on eligible loan amounts up to $2,000,000.
Originally developed and refined across Hawaii’s premier resort markets – Wailea, Kīhei, Kāʻanapali, Kapalua, Ko Olina, Waikoloa, Princeville, and Waikīkī – PrimeResort™ now extends to resort condominium markets across the continental United States.
— ABOUT PRIMERESORT
Most Vacation Rental Condos
Are Not Condotels
Don’t pay condotel-level down payments and interest on a condo that doesn’t require condotel financing. Many condominium projects in resort markets allow short-term vacation rentals but fall outside Fannie Mae and Freddie Mac warrantability guidelines – without being true condotels.
Most experienced condo lenders no longer classify a condo as a condotel simply because the project legally allows nightly rentals. The distinction matters: non-warrantable resort condominium financing typically allows lower down payments and lower interest rates than condotel-classified loans.
PrimeResort™ was built for exactly these properties. Qualified buyers get financing structured for resort environments, without the cost of a condotel loan. Call Pacific Home Loans today to determine your condo’s classification and confirm eligibility.
— LOAN PARAMETERS
PrimeResort™
Loan Parameters
PrimeResort™ financing offers structured solutions for both second home and investment property purchases, with loan amounts up to $10,000,000 depending on property eligibility and borrower qualifications.
Condo Review & Project Eligibility
Every condominium project must complete a review to confirm eligibility — whether the property is in Hawaii or another state. Pacific Home Loans maintains an in-house condominium review team that evaluates project eligibility before underwriting begins.
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 reduces closing delays and improves certainty before you submit an offer. Contact our team to initiate a project review at any stage of your purchase.
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% |
— PROPERTY TYPES
Resort Condominiums
vs Condotels
In resort markets, the terms resort condominium and condotel are often used interchangeably – but 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, mandatory rental pooling, 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 typically require alternative financing structures such as condotel-classified portfolio loans.
For true condotels and condo hotels:
→ Portfolio Loans, Condotel Financing & Strategic Luxury Property Solutions
Typical PrimeResort-Eligible Property Features
- Individual unit ownership
- Owner-controlled rental activity
- No mandatory rental pooling
- No blackout date restrictions
- Separate HOA governance, independent from hotel operations
— FLEXIBLE FINANCING
What Is PrimeResort™
Financing?
PrimeResort™ provides financing for condominium projects that may not meet traditional agency warrantability standards. These projects often share characteristics such as:
- Resort-style communities with short-term vacation rental usage
- 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
Qualified borrowers can finance these properties using structured non-agency loan programs purpose-built for resort environments.
— HAWAII RESORT MARKETS
Hawaii Resort Markets
Where PrimeResort™ Began
PrimeResort™ financing is widely used across Hawaii’s premier resort communities:
- Wailea — Maui’s most prestigious resort destination
- Kīhei — South Maui’s active resort condominium market
- Kāʻanapali — 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
- Waikīkī — Oahu’s most active resort condominium market
- Ko Olina — Oahu’s West Side luxury resort enclave
— MARKETS BEYOND HAWAII
PrimeResort™ Markets
Across the Continental U.S.
The same non-warrantable project expertise and structured underwriting approach Pacific Home Loans developed in Hawaii now extends to resort markets nationwide. 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
— BORROWER PROFILE
Ideal PrimeResort™
Borrower Profile
PrimeResort™ financing may be a fit for:
- Buyers purchasing resort-style second homes in Hawaii or continental U.S. 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
- Resort-style condominiums
- Non-warrantable condominiums
- Short-term vacation rental properties
- Investment condominiums in resort markets
— PHL CAPITAL PLATFORM
How PrimeResort™ Fits Into
the PHL Lending Platform
Pacific Home Loans structures financing using a tiered capital platform based on property type, borrower profile, and transaction complexity:
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
— COMMON QUESTIONS
PrimeResort™
FAQ
Have a question not answered here? Our team is available to walk through your specific scenario.
