Mortgage Broker in Delray Beach, FL

Short answer

QMS Lending is an independent mortgage broker with 100+ lenders for Delray Beach houses, townhouses and condos. In Q2 2026 the median house inside Delray Beach city limits sold for $800,000, just under the $832,750 conforming limit, and the median townhouse/condo for $415,000, so a median house usually means a conventional or jumbo loan while most condos fit FHA (as of October 2026).

Delray Beach home prices in 2026

In Q2 2026 the City of Delray Beach closed 185 single-family sales at a median of $800,000 (up 2.9% year over year) and 207 townhouse/condo sales at a median of $415,000 (up 15.6%), per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Palm Beach County medians for the same quarter were $675,000 for houses and $335,000 for condos.

Cash is a big part of this market. 108 of the 185 house sales (58%) and 151 of the 207 condo sales (73%) closed without a mortgage. That matters for financed buyers: a clean pre-approval, a fast appraisal and a lender that closes on time help you compete with cash offers.

The average house sold for $1,631,413, double the median, which tells you the top end is heavy. East of I-95, the Atlantic Avenue and Pineapple Grove area, Lake Ida, Del Ida Park and the waterfront streets near the Intracoastal pull the average up; houses there often land in jumbo range. West of I-95 and toward the city's western edge, prices sit closer to the median. These figures cover the incorporated city only; much of the area west of the city with a Delray Beach mailing address is unincorporated Palm Beach County and reported separately.

Which loan limit applies to your Delray Beach purchase

The 2026 conforming (Fannie Mae / Freddie Mac) 1-unit limit is $832,750 and the 2026 FHA 1-unit limit for Palm Beach County is $667,000; FHA 2-, 3- and 4-unit limits are $853,900, $1,032,150 and $1,282,700 (as of October 2026).

For the median $800,000 house, FHA does not reach: 3.5% down would be a $772,000 loan, above $667,000. A conventional loan works instead. With 5% down the loan is $760,000 and with 20% down it is $640,000, both under the conforming limit. Once the price climbs past roughly $877,000 with 5% down, the loan crosses $832,750 and becomes jumbo, where each lender sets its own score, reserve and down payment rules.

For condos the math flips. A $415,000 condo with 3.5% down on FHA is a $400,475 loan, well inside the limit, as long as the building is FHA-approved.

Property taxes and flood risk in Delray Beach

Using the 2026 proposed rates published by the Palm Beach County Property Appraiser, a Delray Beach parcel adds up to about 18.68 mills, roughly 1.87% of taxable value (as of October 2026): City of Delray Beach 6.4371 operating plus 0.0289 debt, Palm Beach County 4.5000 plus 0.0210 debt, school board 6.2870, Health Care District 0.6561, Children's Services 0.4908, South Florida Water Management District 0.2301 (three parts) and FIND 0.0270. Delray Beach runs its own library and is generally outside the county library taxing district. Parcels in the downtown district also pay the Delray Beach Downtown Development Authority levy, 1.0000 mill proposed for 2026. Your TRIM notice shows the exact list.

On an $800,000 house, 18.68 mills is about $14,900 a year before the homestead exemption. Lenders estimate taxes at your purchase price, not the seller's bill, which is often lower because of the Save Our Homes cap.

Flood: new FEMA flood maps for Palm Beach County, including Delray Beach, took effect December 20, 2024, and the county says thousands of eastern residents moved into high-risk zones. The city warns that its coastal geography makes it vulnerable to tidal flooding, storm surge and heavy rain, found that 85% of waterfront parcels need seawall upgrades, and suggests flood insurance even outside high-risk zones. If the parcel is in a flood zone your lender will require a flood policy; get a quote before you sign, and check the parcel at the FEMA Flood Map Service Center.

Buying a condo or townhouse in Delray Beach

Condos and townhouses were about 53% of Delray Beach closed sales in Q2 2026 (207 of 392). Condo inventory moved slower than houses: the median condo took 81 days to go under contract versus 41 days for houses, and the condo market had 5.9 months of supply.

Many of the city's condo and villa communities are decades old, and a number of them are age-restricted 55+. Before you write an offer, ask for the association's budget, reserves and any open special assessments. Lenders send a condo questionnaire; if the project fails Fannie Mae and Freddie Mac review it is a non-warrantable condo and needs a non-warrantable condo loan, usually with a larger down payment.

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 (or 25 if the local building official requires it because of conditions such as proximity to salt water), then every 10 years. Buildings near the ocean and Intracoastal are where that earlier deadline is most likely. A recent inspection with repairs still pending can lead to a special assessment, which you should know about before closing.

Down payment help for Delray Beach buyers

City of Delray Beach First-Time Homeownership Program: when open, the city covers the gap between what a private lender will lend and the purchase price with a 0% deferred second mortgage of up to $75,000 for gap financing and closing costs, forgiven over 10 years (under $35,000) or 15 years ($35,000 or more). The home must be inside city limits and priced at or below $568,557; buyers contribute 2% of the price, complete homebuyer education, keep housing costs at or below 40% of gross income and hold no more than $200,000 in assets. As of October 2026 the city lists the program as temporarily closed; watch the city page for reopening.

Delray Beach Community Land Trust: a nonprofit that sells homes to low- and moderate-income families while the trust keeps the land, so the buyer pays for and is taxed on the house only. The trust told WPTV in August 2026 that its homes typically cost about $300,000, or about $275,000 with grants, and that it manages 146 units. Land trust homes have resale limits, and only some lenders finance them, so ask early.

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 (dollar-for-dollar match up to $50,000, $700,000 price cap) both show closed application rounds as of October 2026. Florida Hometown Heroes offers 5% of the first mortgage, $10,000 to $35,000, as a 0% deferred second for eligible first-time buyers working full time for a Florida employer. QMS also offers a forgivable down payment grant; see our first-time home buyer guide.

Loan programs Delray Beach buyers use, and why QMS

• Conventional: the main fit for median-priced houses, from 3% to 5% down for eligible buyers.
• Jumbo: for houses east of I-95 and near the water where the loan tops $832,750.
• FHA and VA: for condos, townhouses and villas in approved projects.
• Bank statement loans: for self-employed buyers whose tax returns show heavy write-offs.
• Non-warrantable condo loans: for 55+ or older buildings that fail project review.
• DSCR loans: business-purpose loans for investors buying rentals, qualified on the property's 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 Delray 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 Delray Beach buyers

• City of Delray Beach First-Time Homeownership Program Up to $75,000 0% deferred second for gap financing and closing costs, forgiven over 10-15 years; $568,557 price cap; city limits only; 2% buyer contribution. Temporarily closed as of October 2026. ↗
• Delray Beach Community Land Trust Nonprofit land trust homes for low- and moderate-income buyers; buyer owns the house, trust keeps the land; homes typically about $300,000 (WPTV, August 2026). Resale limits apply. ↗
• 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. ↗
• 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. ↗

Nearby cities

Boynton BeachBoca RatonDeerfield BeachWest Palm Beach