FHA Loans in Coral Springs: 35 Buildings Have an Open FHA Slot Right Now

HUD keeps a public column that tells you how many FHA loans are already sitting in a given condo project, and almost nobody reads it. On September 14, 2026 we read all 75 of them for Coral Springs. Fifteen projects came back at 0.00 percent, which means the building is eligible and nobody has claimed a slot. Four are already full.

Zero Coral Springs condo projects hold FHA approval. Thirty-five are open for Single-Unit Approval, and fifteen of those report 0.00 percent FHA concentration.

That is a stranger, better situation than it sounds. Let me take the two halves separately, because the bad half gets all the attention and the good half is the one that closes deals.

The $667,000 Number Isn't Really a Broward Number

Here is what HUD published for Broward County in calendar year 2026, which is what applies to every address in Coral Springs, Parkland and Coconut Creek alike.

Now the part worth knowing. HUD sets a high-cost limit at 115 percent of a median sale price, and the median sale price attached to this record is $580,000. Run the multiplication: 115 percent of $580,000 is $667,000, to the dollar. But HUD is explicit that the median it publishes for a metro area is the figure for the highest-priced county in that metro, not for each county separately. Broward shares the Miami-Fort Lauderdale-West Palm Beach metro with Miami-Dade and Palm Beach. Coral Springs inherits a ceiling priced off its more expensive neighbors.

Against that, the Census Bureau puts the median owner-occupied home in Coral Springs at $502,700. The limit sits $164,300 above the typical house. You are not going to hit it.

75 Records. Zero Approvals.

We queried HUD's Condominiums List under the HRAP and DELRAP approval method for every project record in Coral Springs. Here is the whole city.

A clean zero usually means a broken query, so we checked it two more ways. Searching by ZIP instead of city name across 33065, 33067, 33071 and 33076 returned 77 records and still zero approvals, which rules out a spelling problem in HUD's city field. Then we ran the whole of Broward County: 867 records, exactly 8 approvals, all of them in Tamarac, Pembroke Pines and Hollywood. The search finds approvals where approvals exist. It just does not find any here.

Broward County has 867 condo project records in HUD's system and 8 approvals. That is under one percent, county-wide.

Here's the Column Nobody Reads

Single-Unit Approval is the workaround, and it is written into federal regulation rather than being some lender favor. Under 24 CFR 203.43b(i)(1), a unit can qualify even though its project is not on the approved list, provided the project is complete, is not under an adverse determination from HUD, is not manufactured housing, and has at least five dwelling units. Thirty-five Coral Springs projects are registered exactly that way.

Then 24 CFR 203.43b(i)(2) puts a ceiling on it. HUD can stop issuing new case numbers once the share of units in a project carrying FHA-insured mortgages passes the maximum HUD sets by notice, anywhere from zero to twenty percent for projects with ten or more units, and no more than two FHA-insured mortgages in projects with fewer than ten. Practically every Coral Springs record shows that cap applied at ten percent.

And HUD publishes the current number. Every row on the list carries an FHA Concentration figure. That is your slot count, updated as loans close, free, sitting in public. Of the 35 Coral Springs projects in Single-Unit Approval status on September 14, 2026:

The four at the top are Desmar Townhomes at 10.00 percent, Deer Run Springs and Woodlake Village Townhomes at 12.50 percent each, and Pine Springs Townhouse at 14.28 percent. On Deer Run Springs and Pine Springs, HUD's own comment restricts the project to two FHA-insured mortgages rather than a percentage, which is what the regulation does in projects under ten units. Two loans in a small building is not very many, and in those two the two are gone.

None of this is hard to check. It takes about five minutes and it happens after the inspection period has expired far more often than it happens before an offer is written.

Why 2011 Shows Up Thirty Times

The 35 expired records are the interesting half of the failure. Thirty of them carry an expiration date in 2011, and they bunch on three dates: May 31, July 31 and September 30. Thirty condo boards spread across a 24-square-mile city do not independently land on the same three days. That is a deadline, not a coincidence.

What turned it permanent is a rule most buyers never see. Under 24 CFR 203.43b(h)(3) a project approval runs three years. Under (h)(4) the association can ask for recertification starting six months before expiration and up to six months after, supported by updated information rather than a full resubmission. Past that six-month tail, HUD requires a complete new approval application. Every one of those 2011 projects blew through the tail in 2012. Recertifying is no longer the cheap option for any of them, because recertification is no longer on the table.

Which is exactly why 35 projects went and registered for Single-Unit Approval instead. It is the rational move. It costs the association nothing and it requires no board vote.

Coral Springs Is Not Hialeah

We ran the same pull on Hialeah two weeks of work ago and found the same zero, so it would be easy to assume the same cause. It isn't.

In the high-rise markets, Florida's structural rules are doing the damage. Fla. Stat. 553.899(3)(a) requires a milestone structural inspection by December 31 of the year a building turns 30, then every ten years, with local agencies free to move that to 25 years under 553.899(3)(b). Fla. Stat. 718.112(2)(g)1 requires a structural integrity reserve study at least every ten years. Both apply only to a building that is three habitable stories or more. Boards facing those bills have no attention left for voluntary federal paperwork.

Coral Springs mostly does not have those buildings. The condo list here reads like a subdivision: townhomes, villas, garden courts. HUD's own composition notes on these records say things like "four two story buildings" and "townhomes, walk-up." Under three stories, neither the milestone inspection nor the reserve study applies. So the thing squeezing condo boards in Sunny Isles is not what is keeping Coral Springs off the list. A 2011 deadline is, and that is a much more fixable problem.

Most of This City Never Touches Condo Rules Anyway

Worth putting the condo question in proportion. Coral Springs has 47,277 housing units. Of those, 23,208 are single-family detached and 3,700 are single-family attached. Call it 57 percent of the stock that has no association approval question at all.

The other 42.9 percent breaks down as 892 two-unit properties, 2,834 in three-to-four unit buildings, 4,422 in five-to-nine, 5,473 in ten-to-nineteen and 6,641 in buildings of twenty or more. That five-unit line matters, because 24 CFR 203.43b(i)(1)(v) refuses Single-Unit Approval to any project with fewer than five dwelling units. The smallest slice of the Coral Springs condo market is simply out of reach on FHA, no matter who files what.

So What Does Stop People Here

The payment. Median household income in Coral Springs is $90,643 and the median owner-occupied home is $502,700, a ratio around 5.5. That is a genuinely better picture than most of the metro, and it is why FHA works well in this city. But median monthly owner costs for households with a mortgage already run $2,716, and Florida insurance has been the fastest-moving line in that number for four years running.

The cash side is fixed by statute: 12 U.S.C. 1709(b)(9)(A) requires a minimum 3.5 percent of appraised value paid in cash or its equivalent. At the local median that is roughly $17,600 before closing costs. A gift from a family member counts under subparagraph (B). Money from the seller does not, under subparagraph (C), and routing it through a third party does not fix that. People still try this every year.

If your score is the weak link rather than the ratio, our credit guide is the right starting point. If the payment is the weak link, read the escrow guide first, because the tax figure on the seller's current bill is close to meaningless for what you will actually pay in year two.

Do This Before You Write an Offer

1. Establish whether the property is fee-simple, a townhouse under condominium ownership, or a condo. In Coral Springs a building that looks like a row of houses is frequently a condominium on paper, and that single fact changes the entire file.
2. If it is a condominium, have your lender pull the project by name and by street address from HUD's list. Expect "not approved." The real question is what comes next.
3. Read the FHA Concentration figure on that record. Zero means the slot is open. Ten percent or more means plan for a refusal and get that answer before your inspection period runs.
4. Count the units. Under five and Single-Unit Approval is unavailable, full stop.
5. Ask whether the building is three habitable stories or more. If it is, ask for the milestone inspection report and the reserve study, because those drive assessments regardless of financing.
6. Run debt-to-income with real Broward taxes and a current insurance quote rather than the seller's numbers.
7. If the condo path closes, widen to single-family and to two-to-four unit properties before you give up on FHA. In this city that reopens most of the market.

For the broader local picture, our Coral Springs mortgage page covers market conditions and programs beyond FHA, and the FHA program overview covers mechanics that apply across South Florida. If a project turns out to be unfinanceable through FHA, non-warrantable condo financing is usually the next conversation, and if you are weighing mortgage insurance against a larger down payment, FHA versus conventional is the honest comparison. New to all of it? Start with the first-time buyer guide.

About 23.6 percent of Coral Springs residents over five speak Spanish at home, roughly 29,500 people. This article is also available in Spanish, and the whole file can be handled in Spanish.

Fifteen open slots is not a lot for a city of 133,962 people. They go to whoever checks first.