Mortgage Broker in Boca Raton, FL

Short answer

QMS Lending is an independent mortgage broker with 100+ lenders for Boca Raton houses, condos and country club homes. In Q2 2026 the median house inside Boca Raton city limits sold for $1,300,000, so most house purchases need a jumbo loan or a large down payment to stay under the $832,750 conforming limit, while the median townhouse/condo at $578,000 fits conventional and FHA limits (as of October 2026).

Boca Raton home prices: a jumbo market for houses

In Q2 2026 the City of Boca Raton closed 293 single-family sales at a median of $1,300,000, up 20.9% from a year earlier, and 230 townhouse/condo sales at a median of $578,000 (up 2.8%), per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Palm Beach County's medians were $675,000 and $335,000, so Boca houses run about twice the county.

These figures cover the incorporated city only (roughly 33431, 33432, 33433, 33434, 33486 and 33487). The large unincorporated area west of the city that also uses a Boca Raton mailing address (33428, 33496, 33498) is reported separately and has its own price range and tax bill.

At $1,300,000 with 20% down the loan is $1,040,000, which is jumbo. Keeping the loan at $832,750 conforming takes $467,250 down, about 36%. Many Boca buyers split the difference with a jumbo at 10% to 20% down or a conforming first plus a second; we price both.

Loan limits for Boca Raton buyers in 2026

The 2026 conforming 1-unit limit is $832,750 and the 2026 FHA 1-unit limit for Palm Beach County is $667,000 (2-4 units: $853,900, $1,032,150, $1,282,700), as of October 2026.

For Boca houses the conforming limit is the line that matters: above it, jumbo lenders set their own credit score, reserve and down payment rules, and a broker can compare many of them at once. For condos the FHA limit matters more: a $578,000 condo with 3.5% down is a $557,770 FHA loan, but only if the building is on the FHA-approved list.

Property taxes and flood zones in Boca Raton

Boca Raton's total millage is 16.9090 mills, about 1.69% of taxable value, per the city's 2026 Taxes Explained brochure (as of October 2026): school board 6.2870, Palm Beach County 4.5210, City of Boca Raton 3.6639, Greater Boca Raton Beach & Park District 1.0331, Health Care District 0.6561, Children's Services 0.4908, water management 0.2301 and FIND 0.0270. That is lower than most large Palm Beach County cities.

On a $1,300,000 house that is roughly $22,000 a year before the homestead exemption, estimated at your purchase price; the seller's bill is usually lower because of the Save Our Homes cap.

Flood: the city says a large portion of Boca Raton lies in the special flood hazard area, and new FEMA maps were adopted December 20, 2024. East Boca near the Intracoastal and the canals is where lenders most often require flood insurance. Check the parcel at the FEMA Flood Map Service Center; see what a flood zone means.

Condos, 55+ communities and country clubs

About 44% of Boca Raton closed sales in Q2 2026 were townhouses or condos (230 of 523). The mix runs from oceanfront and Intracoastal towers on A1A and downtown near Mizner Park to 1970s-and-1980s mid-rise and garden complexes, many of them age-restricted 55+ communities.

A warrantable condo passes Fannie Mae and Freddie Mac project review (reserves, insurance, no critical repairs or open safety assessments, investor and commercial-space tests); the association answers a condo questionnaire. If the building fails, it is a non-warrantable condo file with more down payment, not a dead end. Age-restricted status by itself does not make a project ineligible, but older 55+ complexes often have thin reserves or open assessments after their structural reviews.

Florida Statute 553.899 requires a milestone inspection for condo and co-op buildings three habitable stories or taller by December 31 of the year the building turns 30 (25 if the local building official requires it because of proximity to salt water), then every 10 years. Lenders also ask for the structural integrity reserve study (SIRS). Many oceanfront and Intracoastal buildings in Boca are past 30 years; ask for the inspection report, the SIRS and the assessment schedule before you go under contract.

Country club communities often charge a membership or capital contribution at purchase. Lenders count the dues in your debt-to-income ratio, and the initiation fee is cash you need at closing on top of the down payment.

Down payment help in Boca Raton

City of Boca Raton SHIP Homebuyer Assistance: a 0% interest, deferred payment loan for eligible first-time buyers toward down payment and closing costs, with the award based on need and capped by income category. The city says funding is very limited and new applicants may be waitlisted; the current application packet is dated May 26, 2026. Call 561-393-7756.

Palm Beach County's SHIP purchase assistance has a $568,557 price cap and the county Homebuyer Match pilot a $700,000 cap, so they fit Boca condos more than Boca houses.

Florida Hometown Heroes: first-time, income-qualified buyers employed full time by a Florida-based employer in eligible fields (health care, school staff, first responders, public safety, child care, active military and veterans) may get up to 5% of the first mortgage, $10,000 minimum and $35,000 maximum, as a 0% 30-year deferred second mortgage repaid at sale or refinance. It is funded in rounds, so ask us whether money is open. Florida Housing also offers FL Assist (up to $10,000, 0% deferred, not forgiven) and HFA Preferred PLUS (3%, 4% or 5%, forgiven 20% a year over 5 years). See Florida Hometown Heroes 2026.

Which loan programs fit Boca Raton buyers

• Jumbo loans: the default for Boca houses, since the median house loan tops $832,750 at any normal down payment.
• Conventional: for condos, townhouses and houses where a larger down payment keeps the loan conforming.
• Bank statement loans and P&L loans: for business owners and professionals whose returns show heavy write-offs.
• FHA and VA: for condos and townhouses under $667,000 in approved projects.
• Non-warrantable condo: for older 55+ or oceanfront buildings that fail project review.
• Foreign national loans: for second-home buyers without U.S. credit.
• HELOC: for owners with equity who want cash without refinancing a low first mortgage.

Why use QMS Lending for a Boca Raton loan

QMS Lending is an independent mortgage broker founded in 2018 (NMLS #1781090), based in Miami, FL and licensed statewide, so Boca Raton files close by e-sign, phone and a local title company just like our Miami-Dade files. We shop each file across 100+ wholesale lenders instead of one bank's rate sheet. The team is bilingual (English and Spanish), led by Michael Fernandez, NMLS #1491775, President; licensed in Florida (and Georgia and Colorado through December 31, 2026); 4.9 stars across 200+ Google reviews. Rates vary daily; call 305-425-1990 for today's pricing. Subject to credit approval. Equal Housing Opportunity.

Down payment help for Boca Raton buyers

• City of Boca Raton SHIP Homebuyer Assistance 0% deferred loan for down payment and closing costs, amount based on need; first-time buyers; very limited funds, possible waitlist (packet dated May 26, 2026). 561-393-7756. ↗
• Palm Beach County SHIP Purchase Assistance Up to $100,000, 0% deferred, forgiven after 30 years; price cap $568,557; up to 140% AMI; funded in rounds. ↗
• Florida Hometown Heroes Up to 5% of the first mortgage, $10,000 to $35,000, 0% deferred second; first-time buyers working full time for a Florida employer. Funded in rounds. ↗

Nearby cities

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