Mortgage Broker in Boynton Beach, FL

Short answer

QMS Lending is an independent mortgage broker with 100+ lenders for Boynton Beach houses, villas and condos. In Q2 2026 the median house inside Boynton Beach city limits sold for $462,500 and the median townhouse/condo for $217,000, both well under the $667,000 2026 FHA limit, so FHA, VA and low-down-payment conventional loans fit most buyers here (as of October 2026).

Boynton Beach prices: one of the more affordable coastal cities

In Q2 2026 the City of Boynton Beach closed 157 single-family sales at a median of $462,500 (up 5.5% year over year) and 186 townhouse/condo sales at a median of $217,000 (down 2.5%), per Florida Realtors data published by MIAMI REALTORS (as of October 2026). That house median sits $212,500 below the Palm Beach County median of $675,000, and the condo median is $118,000 below the county's $335,000.

Houses moved fast: the median went under contract in 35 days, and sellers got 96.2% of their original list price. Only 54 of the 157 house sales (34%) were cash, so financed buyers are the norm here, not the exception.

These numbers cover the incorporated city: downtown and the Boynton Harbor Marina area, the neighborhoods along Federal Highway and Seacrest Boulevard, and the communities between I-95 and Congress Avenue and west toward Lawrence Road. A large part of the area west of the city with a Boynton Beach mailing address, including many gated and 55+ communities, is unincorporated Palm Beach County with its own prices and tax bill.

FHA, VA and conventional math for Boynton Beach

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

At the $462,500 median, 3.5% down on FHA is $16,188 down and a $446,313 base loan, with plenty of room under the limit. FHA adds an upfront premium, usually financed into the loan, and a monthly premium; see how FHA MIP works. A conventional loan with 3% down for eligible first-time buyers is a $448,625 loan with PMI instead, which can be cheaper with a strong score. Veterans can look at VA loans with no down payment, subject to entitlement and credit approval.

For condos, a $217,000 unit with 3.5% down on FHA is a $209,405 loan, if the building is FHA-approved. Small 2-to-4 unit buildings in the older neighborhoods east of I-95 can also use FHA with 3.5% down when the buyer lives in one unit.

Property taxes, fire fees and flood zones in Boynton Beach

Boynton Beach's proposed 2026 city rate is 7.7500 mills. Adding Palm Beach County (4.5000 plus 0.0210 debt), the school board (6.2870), the Health Care District (0.6561), Children's Services (0.4908), the South Florida Water Management District (0.2301) and FIND (0.0270) gives about 19.96 mills, roughly 2.0% of taxable value, per the Palm Beach County Property Appraiser's 2026 proposed rates (as of October 2026). Boynton Beach has its own city library and is generally outside the county library taxing district. Your TRIM notice is the final word.

On a $462,500 house, 19.96 mills is about $9,200 a year before the homestead exemption, estimated at your purchase price, not the seller's capped bill. The city also bills a separate fire assessment. In 2026 the city discussed merging its fire rescue with Palm Beach County Fire Rescue, which would swap that fee for a county fire tax; nothing was final as of the June 2026 report, so ask the title company what the current bill shows.

Flood: Boynton Beach adopted the new FEMA maps that took effect December 20, 2024, and the city reported a Community Rating System class of 5, which earns flood policyholders in the city a discount on National Flood Insurance Program premiums. Homes on the east side near the Intracoastal and the canals are where a lender is most likely to require a flood policy. Check the parcel's flood zone at the FEMA Flood Map Service Center before you sign.

Condos and villas: lots of supply, check the building

Townhouses and condos were about 54% of Boynton Beach closed sales in Q2 2026 (186 of 343), and the condo side had 8.4 months of supply, the clearest buyer's market in the city. The median condo took 65 days to go under contract and sold at 92.3% of the original list price, so there is room to negotiate price and seller credits.

Low prices often mean older buildings. Much of the city's condo and villa stock is decades old, and several communities are 55+. Lenders review the project with a condo questionnaire: reserves, insurance, delinquencies and any open repairs. A building that fails is a non-warrantable condo and needs a non-warrantable condo loan with a larger down payment.

Under Florida Statute 553.899, condo buildings three habitable stories or taller need a milestone inspection by December 31 of the year they turn 30 (25 if the local building official requires it for conditions such as proximity to salt water), then every 10 years. Ask whether the inspection is done and whether a special assessment is coming; a $217,000 unit with a large pending assessment is not a bargain.

Down payment help in Boynton Beach

City of Boynton Beach SHIP Purchase Assistance: a 0% interest deferred loan for down payment, closing costs and gap financing, forgiven after 15 years if you keep living in the home. Per the city's 2025 flyer, the home must be inside city limits with a maximum price of $636,806, which covers the median house; household income can be up to 120% of area median ($140,280 for a family of four, 2025 limits). Buyers must be first-time (no home owned in 3 years), take a 6-hour HUD-approved homebuyer class, use a 30-year fixed first mortgage and put in at least $1,000 to $3,000 of their own funds depending on income. Amounts depend on available funding; call the Community Improvement Division at 561-742-6066.

Palm Beach County SHIP Purchase Assistance (up to $100,000, 0% deferred, forgiven after 30 years, $568,557 price cap, up to 140% AMI) and the county Homebuyer Match Pilot (up to $50,000 matched dollar for dollar, $700,000 price cap) both show closed application rounds as of October 2026; they reopen in funding rounds.

Florida Hometown Heroes gives eligible first-time buyers employed full time by a Florida employer in health care, schools, public safety, child care, the military or as veterans 5% of the first mortgage, $10,000 to $35,000, as a 0% deferred second that is due when you sell or refinance. QMS also offers a forgivable down payment grant. Read the Florida first-time buyer guide for how these stack.

Loan options for Boynton Beach, and why QMS

• FHA: the natural fit at a $462,500 median, with 3.5% down at 580+ credit scores.
• Conventional: 3% to 5% down for eligible buyers; PMI can be removed later.
• VA: no down payment for eligible veterans and service members.
• Non-warrantable condo loans: for older or 55+ buildings that fail project review.
• Bank statement loans: for self-employed buyers who write off most of their income.
• DSCR loans: business-purpose loans for investors buying rentals, qualified on rent, not for a primary residence.

QMS Lending is an independent mortgage broker founded in 2018 (NMLS #1781090), based in Miami, FL and licensed statewide, so Boynton Beach files close by e-sign, phone and a local title company. We compare 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 Boynton Beach buyers

• City of Boynton Beach SHIP Purchase Assistance 0% deferred loan forgiven after 15 years; inside city limits; $636,806 price cap; up to 120% AMI; first-time buyers; 6-hour class (2025 flyer). 561-742-6066. ↗
• Palm Beach County SHIP Purchase Assistance Up to $100,000, 0% deferred, forgiven after 30 years; $568,557 price cap; up to 140% AMI; latest round's application limit reached. ↗
• Palm Beach County Homebuyer Match Pilot Dollar-for-dollar match up to $50,000 on a $10,000+ buyer contribution; $700,000 price cap; lottery; Phase I closed April 2026. ↗
• Florida Hometown Heroes 5% of the first mortgage, $10,000 to $35,000, 0% deferred 30-year second; first-time buyers working full time for a Florida employer in eligible fields. ↗

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