Miami is not one housing market. It is a layered collection of markets — from the Brickell financial corridor, where Citadel’s global headquarters now anchors a $150-a-square-foot office ecosystem alongside Blackstone, Point72, and Microsoft’s Latin American operations, to the bayfront estates of Coconut Grove and the sun-drenched enclaves of Coral Gables and Key Biscayne. What these markets share is a price structure that has permanently separated from the national conversation. Miami-Dade County’s single-family median sits between $650,000 and $850,000 in 2025, with waterfront properties in Brickell, Coconut Grove, and Miami Beach routinely transacting between $2 million and $10 million and beyond. The 2026 conforming loan limit for Miami-Dade County is $832,750 — which means that in the neighborhoods where Miami’s wealth migration is landing, the majority of financed purchases require Jumbo or Super-Jumbo programs.
Ryan Lehrman, NMLS #235295, structures mortgage financing for Miami buyers whose profiles match this market: finance and technology executives relocating from New York and Chicago, physicians and researchers at Jackson Memorial Hospital and the University of Miami Health system, buyers building new construction in Coconut Grove and Coral Gables, and international buyers seeking a primary or secondary residence in one of the world’s most liquid luxury real estate markets. This is a specialty practice built for buyers whose income, assets, and purchase prices require programs that most lenders are not equipped to handle.
Miami’s attraction as a destination for relocated capital is structural, not cyclical. Florida has no state income tax — a benefit that represents tens to hundreds of thousands of dollars annually for the executives, fund managers, and business owners who have moved their primary residence from New York, Illinois, and California. More than 70% of million-dollar-plus condo transactions in Miami-Dade in 2025 were all-cash, according to the Miami Association of Realtors. The buyers who do finance at this level need programs that match their financial complexity — not their paycheck stub.
Jumbo and Super-Jumbo programs for Miami's upper-tier neighborhoods — Brickell, Coconut Grove, Coral Gables, Miami Beach, Key Biscayne, and Edgewater
Alternative income documentation for hedge fund professionals, private equity partners, and business owners with non-W-2 compensation structures
Physician mortgage loans for residents, fellows, and attending physicians at Jackson Memorial, UHealth, and Baptist Health System
One-Time Close Construction financing for luxury new construction in Coconut Grove, Coral Gables, and Miami's active pre-construction market
Asset depletion and portfolio income programs for wealth-migration buyers with investment-based financial profiles
Experience with Miami-Dade's international buyer segment and documentation complexity
Ryan Lehrman, NMLS #235295
The 2026 conforming loan limit for Miami-Dade County is $832,750. In Brickell, where new luxury tower residences begin at $1.5 million and the price per square foot at 830 Brickell and comparable addresses runs $950 and above, that threshold is crossed before a buyer reaches anything close to the neighborhood’s median. In Coconut Grove, where single-family estate homes routinely begin at $3 million and new construction starts above $6 million. In Coral Gables, where waterfront estates trade between $2 million and $20 million. In virtually every neighborhood that attracts the buyer profile Miami has been building for the past decade, Jumbo is not an outlier product — it is the standard.
Ryan Lehrman works with Jumbo programs through $3 million, with competitive qualification standards for buyers whose income includes W-2 compensation, equity compensation from financial services firms, business owner distributions, and investment returns.
Miami’s ultra-luxury segment has set records in recent years. Luxury condo medians in Miami Beach reached $1.8 million in Q3 2025. Fisher Island holds Miami’s highest price per square foot at $2,708. The 888 Brickell by Dolce & Gabbana, Cipriani Residences, and the Waldorf Astoria Miami all represent pre-construction super-luxury inventory priced from $5 million to $10 million and above.
Financing at this level requires programs built for complex financial profiles: asset depletion for buyers whose wealth is in investment portfolios, portfolio lending for business owners, and bank statement programs for self-employed buyers whose tax returns understate actual income. Ryan structures Super-Jumbo programs for Miami buyers across all of these profiles.
Jackson Memorial Hospital — the flagship of the Jackson Health System — is one of the largest hospitals in the United States, with more than 1,550 licensed beds, 1,100-plus residents and fellows across more than 100 training programs, and the Ryder Trauma Center, the only adult and pediatric Level I trauma center in Miami-Dade County. As the primary teaching hospital of the University of Miami Leonard M. Miller School of Medicine, Jackson produces a steady flow of residents and fellows transitioning to attending positions in Miami and recruiting nationally recognized specialists to a world-class academic medical campus.
Baptist Health South Florida — whose system includes Miami Cardiac & Vascular Institute, Miami Cancer Institute, and Miami Neuroscience Institute — is among the highest-revenue health systems in the region. The UM Health system and Sylvester Comprehensive Cancer Center add further depth to Miami’s physician employment landscape.
Physician mortgage loans remove the standard barriers — student loan debt treatment, contract-based income verification, PMI elimination — that prevent physicians from purchasing homes in Miami at the level their career actually supports.
Miami’s new construction market is one of the most active in the country. In Coconut Grove, boutique luxury projects like Vita at Grove Isle (65 ultra-luxury residences on a private 21-acre island, starting at $1.4 million) and new townhouse developments off the Grove’s tree-lined streets represent a custom-build and developer-build market that runs well into Jumbo territory. In Coral Gables, new construction single-family homes begin near $6 million. In Edgewater, pre-construction towers including Villa Miami ($2 million to $3.5 million) and Wynwood developments like NoMad Residences represent the urban vertical new construction tier.
One-Time Close Construction financing consolidates the construction loan and permanent mortgage into a single closing — protecting buyers from rate changes during a Miami build cycle that can extend 18 to 36 months for custom estate projects.
Miami has absorbed a genuine structural shift in where American capital is headquartered. Citadel’s global headquarters now sits at 830 Brickell, with a planned 54-story permanent tower at 1201 Brickell Bay Drive expected to break ground in 2025. Blackstone, Point72, Virtu Financial, Tower Research Capital, and Microsoft’s Latin American leadership are all present in the Brickell corridor. The employees and executives who followed these firms carry compensation structures — carried interest, deferred compensation, RSU vesting schedules, partnership distributions — that require mortgage programs built for financial complexity. These are not first-time homebuyers. They are senior professionals whose income does not fit on a standard 1003 form, and whose purchase prices are firmly in the Jumbo tier.
Florida’s absence of a state income tax is a direct financial benefit for buyers relocating from New York (where state income tax runs up to 10.9%), Illinois (up to 4.95%), and California (up to 13.3%). For a household earning $500,000 annually, relocating from New York to Miami saves $40,000 to $50,000 per year in state income taxes. This benefit is worth naming explicitly when discussing total cost of ownership with buyers who are comparing a Miami purchase to alternatives in other states — the mortgage payment has a different effective cost when you account for what the buyer is no longer paying in state tax.
Miami has one of the most active pre-construction luxury condo markets in the United States. Buyers entering contracts at projects like the Waldorf Astoria Miami, 888 Brickell by Dolce & Gabbana, Cipriani Residences, ORA by Casa Tua, and Okan Tower face timelines of two to four years between contract execution and completion. Mortgage financing for these purchases is typically arranged in the six to twelve months before closing, when the building is nearing completion. One-Time Close Construction loans are most relevant for buyers commissioning custom single-family builds; pre-construction condo purchases typically require standard Jumbo or Super-Jumbo financing arranged closer to completion.
In Miami-Dade County, the 2026 conforming loan limit is $832,750. Any loan amount above that figure requires Jumbo financing. Given Miami's neighborhood pricing — with Brickell luxury residences starting above $1 million, Coconut Grove single-family homes starting above $2 million, and Coral Gables estate properties commonly ranging from $2 million to $10 million — Jumbo financing is the standard program for buyers in Miami's most sought-after neighborhoods.
Yes, with the right program. Carried interest, partnership distributions, and deferred compensation require documentation beyond the standard W-2 — typically two years of K-1s, partnership agreements, and supporting business financials. Bank statement programs are also available for buyers whose tax returns do not fully reflect actual cash flow due to legal deductions. These are standard documentation structures for Miami's Brickell financial sector buyer profile.
Residents and fellows at Jackson Memorial who have executed employment contracts can qualify for physician mortgage loans using contract-based income verification — without waiting for their first paycheck or filing two years of tax returns. Student loan balances are treated at IBR payment amounts rather than at the standard 1% of balance calculation, significantly improving debt-to-income ratios for borrowers with substantial medical education debt. No PMI and flexible down payment options make this the appropriate program for physicians entering Miami's market.
Pre-construction condo financing in Miami is typically arranged as the building nears completion, not at contract signing. Buyers who executed contracts two to four years earlier return to a lender 60 to 90 days before closing to arrange permanent Jumbo or Super-Jumbo financing based on the completed appraised value. The key risk to manage is rate movement between contract execution and closing — a conversation worth having early in the process even though the financing is arranged later.
I’m here to support you every step of the way. If you’re ready to turn your home financing goals into your new reality, let’s work together.
Originally from Harrisburg, Pennsylvania, I moved to Phoenix to attend Arizona State University and have proudly called Phoenix home ever since.
My journey into the mortgage industry began with a friend’s encouragement, who saw how my energy and people-first mindset could make a difference. He was right — I found my calling.
I’ve always embraced what makes me different. With ADHD as my secret weapon, I thrive in fast-paced, detail-heavy environments. I’ve built my career on clear communication, creative problem-solving, and putting clients first, always.
Outside of work, my greatest motivation is my wife and three amazing kids. I’d be honored to help guide you through your lending journey with care, clarity, and commitment.
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