In this blog, we will discuss and cover condotel financing mortgage guidelines. Condotels are condominium units that are within a condo hotel. Condo hotel unit owners can enjoy their condominium units during the year and rent the condotel when not in use. Most condo hotel complex has a homeowners association. The condotel homeowners association can rent the condotel condominium when the condotel is not in use for a percentage of the daily rent. Condotel units are classified as non-warrantable condos. Non-warrantable condos mean it is not eligible for Fannie Mae and Freddie Mac financing.
How Did The Condo Hotel Concept Start?
The condotel concept started as a way for hotel companies to fund new hotels. Building a hotel is expensive. Instead of building the hotel first and then allowing people to rent the rooms, condotel owners sell the hotel rooms and suites as though they were houses in a housing development. The hotel companies get money to fund their building, and the buyers get all the luxury of a hotel without having to move out at the end of the week.
Condo Hotel Building Association
The Condo Hotel management company manages the rental and maintenance of the Condo Hotel unit for a percentage of the income. Many Condo Hotel owners have their mortgage and expenses covered by the rental income their Condo-Hotel units bring in. Other Condotel owners make positive annual cash flow and have the luxury of occupying their Condotel units. Condotels are excellent investments. In this article, we will discuss and cover the qualification requirements for condotel financing.
What Are Non-QM Mortgage Loans?
Condo hotel unit buyers and homeowners can qualify for non-QM loans and alternative mortgage loan programs. The condo hotel management staff is responsible for its upkeep, rentals, and maintenance for a percentage of the rental income. If the condo hotel management staff does not rent a condotel unit, they do not make any income. In this article, we will cover and discuss condotel loans and requirements.
Downturn Of Condo Hotel Market After The 2008 Housing Crisis
Condotel unit values plummeted during the real estate, banking, credit, and financial collapse of 2008. However, condotels have seen a steady increase in value, and this year, condotel units have skyrocketed to double-digit increases in some areas of Florida. One of the main factors why condotel units have not kept up with other property appreciation. This is due to the fact that condotel financing has come to an abrupt halt after the real estate and financial collapse of 2008.
Demise Of Condotel Financing After Real Estate Meltdown
Many banks and mortgage bankers used to finance condotels prior to the collapse and many condotel unit owners still have condotel financing loans with big banks such as Wells Fargo, Chase, Citibank, Bank of America, and other local, regional, and national banks at high-interest rates.
Unfortunately, these banks and lenders will not even consider refinancing condotel units ever. This holds true even though they carry and service the condotel unit mortgage note. It does not matter whether you have been paying your condotel mortgage loan payment timely for many years. Or whether you have other asset accounts with their institution. The answer will always be no.
The Best Condotel Mortgage Lenders
The good news is Gustan Cho Associates specialize in condotel financing in the United States. We can help first-time homebuyers or vacation home/second home condotel buyers. We also offer condotel investment mortgage loan programs for condotel investors. Or real estate investors who are interested in purchasing multiple condotel units and adding them to their real estate investment portfolio.
Primary and Second Home Condotel Financing Mortgage Guidelines
Those who do not own a primary residence or own a primary residence but are looking to purchase a second home or vacation home came to the right website. Condotel Financing Mortgage Guidelines at Gustan Cho Associates are now available. We offer a 30-year portfolio condotel mortgage loan but on a 3/1 ARM, 5/1 ARM, or 7/1 ARM. The rates are fixed for the first, 3, 5, or 7 years.
Depending on which adjustable-rate mortgage program the borrower chooses, the rates will adjust every year after the fixed-rate period for the life of the condotel mortgage loan. The index is based on the Cost Maturity Index ( CMT). The margin is a 3.0% fixed margin rate. The adjustment rate cannot be lower than the starter rate. Condotel Financing mortgage rates have a starter rate. This is based on today’s pricing and cannot guarantee a rate until we lock condotel financing mortgage loans.
Loan To Value Guidelines on Condotel Financing
The maximum loan to value allowed is 75% LTV on purchase condotel mortgage loans and refinance condotel mortgage loans. Cashout refinance condotel mortgage loans are allowed up to a 75% LTV as well. Keep in mind that the 75% loan to value is only for primary homes, second homes, and investment homes.
Those condotel buyers who have two or more properties are considered investors and for investment condotel financing, the loan to value cap is set at 60% LTV. Both of the loans to value cap were just increased. Prior loan to value caps was 75% loan to value for primary, second, and vacation homes and 60% loan to value for investment condotels.
Condotel Financing Credit Requirements
To qualify for condotel financing, the borrower needs a minimum credit score of 680 FICO. The borrower needs one year’s reserves which can be in pension funds, investment accounts, or other documented assets for both the primary residence as well as the subject’s condotel purchase. A maximum of 40% back-end debt ratio is required. In the event, that the condotel financing mortgage loan borrower is short with wage income, other income sources can be used. We can use the asset depletion program where a percentage of the borrower’s assets can be used for income-qualifying purposes.
Condo Hotel Building Guidelines
The condo-hotel complex cannot have major building or structural issues and cannot be in financial despair. Any structures or buildings associated with the condo-hotel cannot be under bankruptcy protection nor can there be any major pending litigation. If you are interested in purchasing a condotel unit, please contact us at Gustan Cho Associates at 800-900-8569 or text us for a faster response. Or email us at email@example.com. The team at Gustan Cho Associates is available 7 days a week, on evenings, weekends, and holidays.
Warrantable Condo Versus Condotel Mortgage Guidelines
Condo Hotel Mortgages and NON-QM Loans are back. A Condo-Hotel is a Condominium inside a Hotel Complex. The Condo Hotel Complex Homeowners Association (HOA) is in charge of managing all condotel units within the Hotel Complex. Condo Hotel owners have the luxury to own and occupying their Condotel units when vacationing. Condotel unit owners have the benefits of renting out their Condo-Hotel units when they are not using them.
Condo Hotel Concept Versus Warrantable Condominium Complex
In order to understand the condotel concept, it is important to understand a little bit about how real estate works. Most everyone has stayed in a hotel. The hotel owner, usually one person or business, rents out rooms in the hotel for a fee. Condotel Unit Owners can live in Condotels full time as their primary homes.
Condo Hotel Unit As Primary Or Second Home
Meanwhile, condos are generally sold as homes or second homes. Buying a condo is like buying a house. The owner does not pay rent to anyone. The intention behind the condotel is to mix these two forms of real estate to make something that is the best of both worlds. They have all the luxury of a hotel, but the buyer owns them outright.
What Are NON-QM Loans?
NON-QM Loans are portfolio loans that are also called non-conforming loans. Bank Statement Mortgages for self-employed borrowers are considered NON-QM Loans. Condo Hotel Unit Buyers and NON-WARRANTABLE Condominium Buyers who cannot show income or are self-employed can qualify for 12 months or 24 months of banks statements loans. Mortgage rates are higher and a 20% down payment is required.
Condo Hotel Ownership
Owning a condotel gives the buyer all the perks of staying in a hotel of the same brand. So the buyer gets room service, maid service, and a concierge. He or she also has use of all the hotel amenities like the pool and fitness center.
Condo Hotel As Income-Producing Investment
Another advantage of owning a condotel is that the room can be rented out. If the owner plans to be out of the country for a week or two, the hotel can rent out the owner’s room at normal market rates. In exchange for making the booking and managing the space while the owner is gone, the hotel gets to keep 20 to 40 percent of the rental profit.
Risks with Condo Hotel Investments
There are some drawbacks to this sort of investment. No one can guarantee that the owner will make money through the rental process. After buying the room, paying any maintenance fees, and giving the hotel its percentage of the rental, there may be little money left. Also, local laws may prohibit the owner from living in the hotel for more than a certain number of days every year.
Qualifying For Condotel Financing Mortgage Guidelines
Word is out that Condotel mortgage loans are back in full force in the United States, especially in Florida, California, Texas, Georgia, Illinois, Michigan, Ohio, Kentucky, Colorado, New Jersey, Pennsylvania, and Mississippi. Florida condotel loans have been next to non-existent since the real estate and credit meltdown of 2008.
Most folks who own Condotels in Georgia, Texas, Colorado, Kentucky, Mississippi, New Jersey, Pennsylvania, Ohio, Michigan, California, Florida, and Illinois and have condotel loans have been stuck with their high-interest condotel mortgage loans
The majority of Florida Condotel unit owners and Illinois Condotel unit owners who have Condotel mortgages have their interest rates north of 8%. Many have been fruitlessly trying to refinance their Condotel loans over the past several years to no avail. No worries. I can help any Condotel unit owners refinance their Condo Hotel Loans
How To Qualify For Condotel Financing Mortgage Guidelines
As for those folks who dreamed of owning a Condotel unit for the past several years, they are in luck. Most folks who have been interested in buying a Condotel unit have given up due to Condotel financing being non-existent. Most Condotel unit sellers would not even entertain a Condotel purchase offer unless it was cash. Well, now that is not the case anymore. Condotel Financing is back and strong.
Condo Hotel Loans Available In All 50 States
I get dozens of Condotel financing inquiries each day from all over the United States and even out of the country. The problem I am running into now is that even though the Condo Hotel complex and the borrower are pre-approved for a Condotel loan, the sellers and selling real estate agents have a hard time believing that the potential Condotel buyer has secured pre-approval. In almost all of the cases, I need to either speak to the Condotel seller or the selling agent and confirm that the potential borrower has been pre-approved for a Condotel mortgage loan.
Condotel Financing on Adjustable Rate Mortgages
Condo Hotel Loans are portfolio loans and are offered as 3/1 ARM, 5/1 ARM, and 7/1 ARM products. Condotel mortgage loans are amortized over 30 years and there are no prepayment penalties. There are lending guidelines and reserve requirements.
Investment Condo Hotel Loans
For condotel unit buyers who do not qualify due to poor credit or not enough income, there are alternative financing available. The team at Gustan Cho Associates now offers condotel mortgage loans for investment home buyers. We are correspondent lenders with investors who are the largest and most reputable private money lenders in the United States.
Investment Condo Hotel Loans require a 60% loan to value. Closing is normally done in 3 weeks or less. Condotel Buyers who have any questions on Condotel mortgage loans, please feel free to contact Gustan Cho at 800-900-8569 or text us for a faster response. Or email Gustan Cho Associates at firstname.lastname@example.org.
Condotel Mortgage Loan Programs And Lending Guidelines
A condotel unit is a condominium unit within a hotel complex which are individually owned by private owners. For example, a large 20-story hotel can have three floors of condominium units reserved for private individual owners. These condominium units are called condotels or condo hotel units. A condotel unit owner has full ownership of the individual condotel unit.
However, the condotel unit owner needs to abide by the rules of the condo hotel homeowners association. Condotel units used to be extremely popular prior to the 2008 Real Estate and Credit Collapse. After the 2008 Real Estate and Mortgage Meltdown, condotel financing became extinct.
Can Condotel Units Be Financed?
Most condotel unit buyers could only purchase condotel units with cash only. This was because there was no condotel financing available. The great news is that condotel financing is back. However, not too many folks know about condotel financing. Many condotel unit sellers are leery if a potential condotel buyer has a pre-approval letter. Gustan Cho Associates Mortgage Group offers various Condotel Mortgage Loan Programs. Michelle McCue of Gustan Cho Associates is an expert when it comes to Condotel Mortgage Loan Programs.
Rates And Terms On Condotel Mortgage Loans
Condotel financing is portfolio loans. Portfolio loans are loans that lenders keep on their books. Lenders do not sell them on the secondary market. Prior to the 2008 Real Estate and Credit Collapse, many banks and mortgage companies offered financing on condotel units with 30-year fixed rate condotel loans or 15-year fixed rate condotel loans.
Unfortunately, there are no more 15-Year or 30-year fixed rate condotel financing loans available in today’s market. This is because condotel loans are non-conforming loans. Cannot be sold to the secondary market or to Fannie Mae and/or Freddie Mac.
Condotel Financing Mortgage Options
Condotel mortgage loans are 30-year adjustable-rate mortgages, also called ARMs. Adjustable Rate Mortgages are 30-year loans. They are fixed for a certain period and after that certain fixed-rate period is over, the mortgage rates will adjust. Will adjust every year for the duration of the 30-year condotel loan term. These loans are not balloon mortgages.
Balloon mortgages expire at a certain amount of time and need to either be paid off in full or need to be refinanced. Condotel unit owners do not have to worry about refinancing. Mortgage rates may adjust every year after the fixed-rate period is over.
Fixed-Rate Versus ARMs on Condotel Mortgages
Adjustable Rate Mortgages are 30-year mortgage loans. It has an initial fixed-rate period and after that fixed-rate period is over, the mortgage rates can adjust every year for the duration of the 30-year loan term. The adjustment of the mortgage rates after the fixed-rate period is over is based on the index and margin.
The margin is constant and the index is based on the one-year treasuries, which are the Cost Maturity Treasuries, often referred to as CMT. Currently, the one-year treasuries are almost at zero. The CMT is viewed as the most conservative index. We offer the 3/1 ARM, 5/1 ARM, and 7/1 ARM.
How Do Adjustable Rate Mortgages Work?
How these adjustable-rate mortgages work is as follows:
- Let’s say that the starter rate on a 3/1 ARM is 4.5%
- This means that the condotel unit borrower will have a 4.5% fixed rate for the first three years of their condotel loan
- Starting year number 4, the mortgage rates will adjust every year based on the one-year treasuries, CMT, plus the margin, which is currently at 3%
- The margin will remain constant for the 30-year loan term
- How the new rates work starting year number 4 is by adding the index to the margin and that will yield the new mortgage rate on the condotel loan
- However, the new rate cannot be lower than the starter rate which was 4.5%
- Our condotel portfolio investor realizes that since the index is based on the CMT that the newly adjusted rate will be lower than the starter rate of 4.5%
- If based on today’s CMT, the new rate on year #4 when it adjusts, it will be slightly above 3.0%
- 3.0% is lower than the starter rate of 4.5% so the newly adjusted rate on year #4 will be 4.5% since the new rate cannot be lower than the starter rate
The U.S. one-year treasuries need to go over 1.5% in order for the new rate to be over the starter rate of 4.5%.
Cap On Adjustable Rate Mortgage Programs
The 2/2/6 is the cap to our Adjustable Rate Mortgage Programs. The best way to explain how this works is by example. For example, let’s say you’re doing a loan on a 5/1 arm program with a Start Rate of 4.50%. This would be fixed at 4.50% for the first 5 years. After the 5-year fixed period, the initial adjustment CANNOT increase by more than 2.0%, putting the max rate at the adjustment period at 6.5%. There are the first 2 on 2/2/6
Now, thereafter each year, the rate CAN NOT increase by more than 2.0%, with a max lifetime cap of 6.0%. This is displayed by the second 2 and the 6 is the last digit on the 2/2/6. Meaning, that after the 5 year period, if the rate were to increase each year by 2.0%, then it would take 3 years for the cap of 6.0% to be reached, putting the maximum rate at 10.50%.
Condotel Real Estate Expert And Lender
Michelle McCue is Gustan Cho’s marketing partner and a veteran licensed loan officer in Florida as well as multiple states. Michelle McCue is a condotel and non-warrantable condominium expert. Michelle is familiar with all of the condotel projects as well as new condotel developments throughout the state of Florida.
Michelle McCue has extensive knowledge in all areas of real estate including commercial and residential properties, second homes, unique homes, waterfront properties, multi-unit properties, investment properties, and commercial properties. Besides real estate, Michelle McCue is a marketing expert and a mortgage lending expert in both commercial, residential, and private lending. Michelle McCue can be reached at 800-900-8569 or by text for a faster response. Or email us at email@example.com.
Condotel Loan Versus Non-Warrantable Condo Financing
A Condotel is a condominium unit in a hotel and it is extremely popular in Florida. Many lenders have ceased lending on condo hotel units after the real estate and credit collapse of 2008. Condotel Financing and Non-Warrantable Loan Programs are one of my areas of specialty in the mortgage business. Condotel financing mortgage guidelines on condotel and non-warrantable condos are similar.
Condotel mortgage programs are portfolio loan programs that have been booming in the past year. Most condotel buyers and realtors in the United States have been having a hard time finding lenders that specialize in condo hotel unit financing. In the following paragraphs, we will cover and discuss Condotel Loan And Non-Warrantable Condo Financing.
Primary And Second Condotel Condominium Financing
Our new condotel program guidelines are now offering up to a 75% loan to value on primary, second homes, and vacation homes for condotel purchase loans, condotel refinance loans, and condotel cashout refinance loans. Our previous minimum loan to value on the purchase, refinance, and cashout refinance condotel loans were set at 70%. This extra increase 5% increase on condotel loans will open up doors to more condotel loan borrowers
Condotel Loan Update On Investment Condotel Units
There are separate condotel financing mortgage guidelines for investment condo hotel condominium units. For condotel borrowers who have investment condotels and not second or vacation home condotel units, our previous maximum investment condotel purchase loan and investment refinance/cashout condotel program had a maximum cap of 50% loan to value. The great news is that we have increased the loan to value cap to 60% loan to value from 50% loan to value on investment condotel mortgage programs.
How Do I Qualify For A Condotel Loan?
There are two phases in our Approval Process. The first is that the condo-hotel project needs to be qualified. There is a one-page condotel questionnaire form that needs to be completed by the Homeowners Association Manager. The purpose of this questionnaire is to make sure that the subject Condo Hotel has no structural issues, or building code violations, and is in decent financial shape.
If the Condo Hotel project has major structural building code violations or is under bankruptcy, the Condo Hotel unit will not qualify. This condotel questionnaire will get reviewed and approved within 24 hours of submission of the condotel questionnaire form.
New Updates On Condotel Guidelines
The second phase is that the borrower needs to be qualified. This is done by borrowers applying online here at www.gustancho.com and clicking the APPLY NOW icon on the top right of this website. It is the 1003 mortgage application. I will then review the application and run a credit check. The minimum credit score required is 680 FICO, max 40% debt to income ratio. Reserves for both the borrower’s main residence as well as the subject condotel unit.
Condotel Financing Mortgage Guidelines and Eligibility Requirements
Most condotel financing mortgage guidelines by condotel portfolio lenders are similar. There are two different types of condotel financing mortgage guidelines: The condotel financing mortgage guidelines of the borrower and the condotel financing mortgage guidelines of the condo hotel complex.
The condotel unit needs to have a functional kitchen and at least one bedroom and be at least 500 square feet. Most condotel mortgage loans range between $100,000 to $3,000,000. Most condotel loans close in less than 30 days from the date we receive the condotel borrower’s signed application. Required documents such as two years of tax returns, recent paycheck stubs, two months’ bank statements, and other income/asset documentation need to be provided.
This blog on condotel financing mortgage guidelines was updated on August 11th, 2022