Mortgage Broker in North Palm Beach, FL

Short answer

North Palm Beach's median house sold for $1,000,000 in Q3 2026, so a buyer needs about 17% down to keep the loan under the $832,750 conforming limit, while the median condo sold for just $352,500. QMS Lending is an independent mortgage broker that compares North Palm Beach purchases and refinances across 100+ lenders, in English and Spanish.

What homes cost in North Palm Beach right now

The Village of North Palm Beach recorded 23 single-family sales in Q3 2026 at a median of $1,000,000, up 9.3% from a year earlier, with an average of $2,022,996, per Florida Realtors data published by MIAMI REALTORS (as of November 2026). Houses moved fast: a median 24 days to contract and 3.5 months of supply. Nearly half, 11 of 23, were cash.

Condos are a different world. 50 townhouses and condos sold at a median of $352,500, with a median 94 days to contract, 9.7 months of supply and sellers getting 88.0% of original list price. That is about 68% of all sales, so most buyers here are buying a condo, and 34 of the 50 paid cash.

The village was planned as one project. John D. MacArthur bought 2,600 acres in 1954, dredged waterfront cul-de-sacs off the Intracoastal Waterway, and the village incorporated in 1956. The result is a lot of 1950s and 1960s waterfront ranch homes, many since rebuilt, plus older low- and mid-rise condos. The 2020 census counted 13,162 residents, with a median age of 55.5.

Conforming or jumbo: the $832,750 line

At these prices the conforming limit, $832,750 for 2026 (as of November 2026), decides your loan more than anything else. The Palm Beach County FHA 1-unit limit is $667,000, which mostly comes into play on condos.

• House at the median, 20% down: $200,000 down leaves an $800,000 loan, still conforming. Below about 16.7% down the loan crosses into jumbo.
• 10% down on a $1,000,000 house: a $900,000 loan is jumbo, or you can split it into a conforming first plus a piggyback second to cover the gap.
• Condo at the median: FHA with 3.5% down on $352,500 is $12,338 down, loan $340,163, if the project is FHA-approved; conventional with 10% down is a $317,250 loan.

Many sellers here are retirees and many buyers are self-employed or moving with equity from another home. Bank statement loans and bridge loans cover those cases, and jumbo lenders usually want more reserves. We price conforming, jumbo and split options side by side before you write the offer.

Older condos: milestone inspections and SIRS

A large share of the village's condo stock dates from the 1960s through the 1980s and sits near salt water. Under Florida Statutes 553.899, condo and co-op buildings of three or more habitable stories need a milestone inspection by December 31 of the year they turn 30, then every 10 years, and the local agency may require it at 25 years near salt water. Smaller two-story garden condos are outside that rule.

Under s. 718.112, buildings of three or more stories also need a structural integrity reserve study at least every 10 years, the first due by December 31, 2025 for existing associations and never later than December 31, 2026. Owners generally can no longer waive reserves for roof, structure, waterproofing and windows, so dues have risen and some buildings have levied a special assessment.

The 94-day median and 9.7 months of supply partly reflect that. Ask for the milestone report, SIRS and budget early. If the building does not pass lender review, a non-warrantable condo loan may still work with a larger down payment.

North Palm Beach property taxes

The village's operating rate is 7.4000 mills for both 2025 and 2026, per the Palm Beach County Property Appraiser, with no village debt levy listed. The appraiser's 2025 district total for North Palm Beach was 19.6580 mills.

Using 2026 proposed rates (village 7.4000, county 4.5000 + 0.0210 debt, school 3.0390 + 3.2480, Children's Services 0.4908, Health Care District 0.6561, SFWMD 0.2301 combined, FIND 0.0270) gives about 19.61 mills, roughly 1.96% of taxable value (as of November 2026). The village has its own fire department and library, so those county levies are not in the total.

On a $1,000,000 house that is about $19,600 a year before the homestead exemption; on a $352,500 condo, about $6,900. The Save Our Homes cap resets at sale, so a long-time owner's bill can be far below yours.

Flood zones and insurance

North Palm Beach sits on an island ringed by the Intracoastal Waterway at about 7 feet of elevation, and many lots back onto dredged canals. When FEMA's new Palm Beach County maps took effect on December 20, 2024, the village said about 1,400 properties were moving from lower-risk zones into the high-risk AE Special Flood Hazard Area, where a mortgage requires flood insurance.

The village takes part in FEMA's Community Rating System and works to keep a 25% flood insurance discount for residents. Its Building Division (561-841-3365) can tell you the zone and whether an elevation certificate is on file, which can make a big difference in the premium. Check the address on the FEMA Flood Map Service Center and read what a flood zone means for your loan. For an older house, plan on a 4-point inspection and a wind mitigation report.

Down payment help in North Palm Beach

The village has no buyer assistance program of its own that we could find. Palm Beach County's SHIP Purchase Assistance (up to $100,000, homes up to $568,557) and Homebuyer Match Pilot (match up to $50,000, homes up to $700,000) can fit a North Palm Beach condo purchase, but both last rounds are closed. Florida Hometown Heroes offers up to 5% of the loan ($10,000 to $35,000) for eligible first-time buyers. See the Florida down payment assistance page.

Working with QMS Lending in North Palm Beach

QMS Lending is an independent mortgage broker in Miami, FL, founded in 2018 (NMLS #1781090). We compare your file across 100+ wholesale lenders instead of one bank's menu, and most of the process runs on e-sign and phone, so you do not need to drive to an office.

The team is bilingual (English and Spanish), led by Michael Fernandez, NMLS #1491775, President, and rated 4.9 stars across 200+ Google reviews. Rates vary daily; call 305-425-1990 for today's pricing. Subject to credit approval and property eligibility. Equal Housing Opportunity.

Down payment help for North Palm Beach buyers

• Palm Beach County SHIP Purchase Assistance Up to $100,000 as a 0% deferred loan forgiven after 30 years; max price $568,557; income up to 140% AMI ($163,660 for a family of 4). The last round closed when the application limit was reached. 561-233-3600. ↗
• Palm Beach County Homebuyer Match Pilot Dollar-for-dollar match up to $50,000 on a buyer contribution of at least $10,000; price up to $700,000; lottery of 60 pre-applications. The 2026 window ran March 30 to April 20; watch for the next phase. ↗
• Florida Hometown Heroes Up to 5% of the first mortgage ($10,000 to $35,000) as a 0%, 30-year deferred second, not forgivable; first-time, income-qualified buyers in eligible Florida jobs, plus military and veterans. Check funding before you count on it. ↗

Nearby cities

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