07/28/2026
Not every condo that gets labeled "non-warrantable" actually is.
Condo financing is one of the more complex corners of mortgage lending, and it's easy for a project to get flagged simply because it wasn't reviewed all the way through. Recently, I worked two condo purchases — one at Grand Caribbean and one at Back Bay, both here in Orange Beach — where the projects had initially been considered non-warrantable by other lenders and denied
After a full review against current Fannie Mae and Freddie Mac condominium eligibility guidelines, both projects actually qualified as warrantable. One was an investment property purchase, the other a second home. Both closed without issue.
This isn't a knock on any other lender — condo guidelines are detailed, they change, and every project genuinely deserves a careful, complete look before a final determination is made. After 23 years originating loans on the Alabama Gulf Coast, condo review is something I spend a lot of time on, and it's made a real difference for buyers and Realtors more than once.
If you have a condo transaction that's raising questions — or one that was previously declined elsewhere — I'd be happy to review it with you.
Rob Smith Edge Home Finance | NMLS
#222947
