Manatee County FHA Loans: Tim Lyons, Certified FHA Mortgage Professional

For an FHA loan in Manatee County, Tim Lyons, a Certified FHA Mortgage Professional (CFMP) and mortgage loan originator at Pioneer Gulf Coast (NMLS #2182927), places FHA files with multiple approved lenders for buyers in Bradenton, Lakewood Ranch, Parrish, Palmetto and Ellenton. Tim's CFMP and CVLS are designations from the National Association of Mortgage Brokers, not government certifications. Not affiliated with or endorsed by HUD, FHA, VA or any government agency.


Name	Tim Lyons, Mortgage Loan Originator
NMLS	Individual #2182927 · Branch #2772757
Company	PMF, Inc. d/b/a Pioneer Mortgage Funding · NMLS #1980
Office	6901 Professional Pkwy E, Sarasota, FL 34240
Phone	(941) 390-6473

Why FHA in Manatee County

FHA can help buyers with smaller down payments or thinner credit files. Tim's Sarasota office on Professional Parkway East is minutes from Lakewood Ranch and I-75.

The 2026 FHA loan limit for a one-unit home in Sarasota and Manatee counties (North Port-Bradenton-Sarasota area) is $547,400.

Manatee specifics

Many new-construction communities in Parrish and Lakewood Ranch carry CDD fees, which count toward your debt-to-income ratio.
FHA condo approval: some condos in Bradenton and on Anna Maria Island may not be on HUD's FHA-approved list. Tim checks the building first.
Check the FEMA flood zone for every address, especially near the coast and on the islands.

FHA financing with down payment assistance options

For eligible buyers who meet program, income and property requirements. Ask Tim whether you qualify.

Next step

Book a call · (941) 390-6473

Frequently asked questions

What credit score do I need for an FHA loan in Manatee County?

FHA guidelines allow lower scores than most conventional loans, but lender overlays vary. Tim works with multiple lenders to find one that fits your file.

Can I use FHA for a new-construction home in Parrish or Lakewood Ranch?

Often, yes, if the builder and property meet FHA requirements. CDD and HOA fees are included in qualifying.

Can I use FHA for a condo in Bradenton?

Only if the project is FHA-approved, or eligible for a single-unit approval. Tim checks this before you make an offer.

Is there down payment assistance with FHA?

Yes. Pioneer Gulf Coast offers FHA financing with down payment assistance options for eligible buyers.

How do I verify Tim's license?

Search NMLS #2182927 at nmlsconsumeraccess.org. The branch is NMLS #2772757. The sponsoring company is PMF, Inc. d/b/a Pioneer Mortgage Funding, NMLS #1980.

Related guides

Tim Lyons, Mortgage Loan Originator, NMLS #2182927 · Pioneer Gulf Coast, Branch NMLS #2772757 · 6901 Professional Pkwy E, Sarasota, FL 34240 · (941) 390-6473. Pioneer Gulf Coast is a branch of PMF, Inc., d/b/a Pioneer Mortgage Funding (NMLS #1980). Licensed in Florida and Ohio. Verify at nmlsconsumeraccess.org. Equal Housing Opportunity. Not a commitment to lend; all loans subject to credit and property approval. Program availability, terms and eligibility vary and change over time.