Mortgage Broker in Wellington, FL

Short answer

QMS Lending is an independent mortgage broker with 100+ lenders for Wellington single-family homes, townhouses and equestrian properties. The median Wellington house sold for $752,500 in Q2 2026, inside the $832,750 conforming limit with 5% down but above the $667,000 FHA limit, while the average sale was $1,336,070, so many Wellington purchases land in jumbo territory (as of October 2026).

Wellington home prices: a median buyer and a jumbo buyer in the same village

In Q2 2026 the Village of Wellington closed 214 single-family sales at a median of $752,500 (down 0.7% year over year) and an average of $1,336,070, per Florida Realtors data published by MIAMI REALTORS (as of October 2026). Townhouses and condos are a small slice: 50 sales at a median of $420,000. The Palm Beach County medians were $675,000 for houses and $335,000 for condos.

The gap between the median and the average tells the story. Most of Wellington is planned single-family neighborhoods built from the 1970s on, with houses near the median. Then there is the equestrian side, around the Equestrian Preserve Area, where homes with barns, paddocks and arenas pull the average far above $1 million.

The market has more room for buyers than the coast. Wellington had 5.5 months of supply of houses in Q2 2026 versus 3.9 for the county, the median time to contract was 40 days, and sellers received 94.4% of original list price on average. That leaves space to negotiate seller credits, a 2-1 buydown or repairs.

Cash is common: 92 of the 214 house sales (about 43%) were paid in cash. If you are financing, a full pre-approval with income and assets already reviewed helps your offer compete with those buyers.

FHA, conforming or jumbo: where Wellington prices fall

The 2026 FHA limit for a 1-unit home in Palm Beach County is $667,000, and the 2026 conforming (Fannie Mae / Freddie Mac) 1-unit limit is $832,750 (as of October 2026). Limits apply to the loan amount, not the price.

• Median house, $752,500: 5% down on a conventional loan is a $714,875 loan, inside the conforming limit. FHA works only with about 11.4% down ($85,500), because the loan cannot exceed $667,000.
• Above about $1,040,000: even with 20% down the loan passes $832,750, so the file is a jumbo loan. Jumbo lenders usually look for stronger credit, more reserves and a full appraisal, sometimes two on the larger estates.
• Townhouses and condos, median $420,000: well under the FHA limit, so 3.5% down FHA fits if the community is FHA-approved, or 3% to 5% down conventional.

Wellington is a seasonal market too. Buyers who want a winter home near the show grounds can finance a second home with a conventional or jumbo loan; if the plan is to rent it out by the season, that becomes an investment property file (see below).

Financing an equestrian property in Wellington

Horse properties are where Wellington files get specific. Lenders finance the home; the barn, stalls, paddocks and arena are treated as outbuildings, and the appraiser has to find comparable equestrian sales to support their value. In a village with an equestrian preserve that is usually possible, but expect a longer appraisal and a lender that knows the area.

• Live there, horses are a hobby: a conventional or jumbo residential loan can work, as long as the property is mainly a residence and the acreage and outbuildings are typical for the area.
• Boarding, training or renting stalls as a business: if the property earns income as a commercial operation, residential lenders may decline it and the file moves to commercial loans, which are business-purpose loans, not consumer home loans.
• Seasonal rental during the show season: an investor buying to rent can use a DSCR loan qualified on the property's rent; it is a business-purpose loan, not for a home you live in.

Many Wellington buyers in this segment are business owners or riders with income that does not show cleanly on tax returns. Bank statement loans qualify on 12 or 24 months of deposits instead; see self-employed mortgages in Florida.

Wellington property taxes, drainage assessments and flood zones

Wellington's own rate is low: 2.4700 mills, proposed unchanged for 2026. Adding Palm Beach County (4.5000 plus 0.0210 debt), the school board (3.0390 state plus 3.2480 local), county Fire Rescue (3.4581; Wellington is served by Palm Beach County Fire Rescue), the county library (0.5491), Children's Services (0.4908), the Health Care District (0.6561), the water management district (0.2301 combined) and FIND (0.0270) gives about 18.7 mills, roughly 1.87% of taxable value, using the 2026 proposed rates from the Palm Beach County Property Appraiser (as of October 2026).

On a $752,500 house that is roughly $14,100 a year before the homestead exemption. Estimate at your purchase price, not the seller's bill, since the seller's taxable value may be held down by the Save Our Homes cap.

Most of Wellington also sits inside the Acme Improvement District, which runs the canal and pump drainage system and bills non-ad valorem assessments on the same tax bill. Your lender escrows the full bill, so ask for the latest one when you make an offer.

Flood: the December 20, 2024 FEMA map update in Palm Beach County mainly changed eastern, coastal communities, and Wellington was not on the county's list of affected municipalities. Wellington's high-risk areas are mapped as Zone AE. Low lots and properties near canals can still require flood insurance, so look up the parcel at the FEMA Flood Map Service Center and read what a flood zone means for your loan.

Down payment help for Wellington buyers

County and state programs carry price caps, and most Wellington houses sit above them. They fit best for townhouse and condo buyers near the $420,000 median.

• Palm Beach County SHIP Purchase Assistance: up to $100,000 as a 0% deferred loan forgiven after 30 years, for first-time buyers up to 140% of area median income ($114,660 for one person, $163,660 for four), purchase price up to $568,557. The last round reached its application limit; call county Housing and Economic Development at 561-233-3600 about the next one.
• Palm Beach County Homebuyer Match Pilot: up to $50,000 matched dollar for dollar to the buyer's cash (minimum $10,000) on homes up to $700,000. The 2026 lottery window (March 30 to April 20, 2026) is closed.
• Florida Hometown Heroes: up to 5% of the first mortgage, $10,000 minimum and $35,000 maximum, as a 0% 30-year deferred second that is repaid at sale or refinance, for first-time buyers working full time for a Florida employer in health care, schools, public safety, child care or the military. See Florida Hometown Heroes 2026. 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).

QMS also offers a forgivable down payment grant for eligible buyers; ask whether your purchase fits.

Why use QMS Lending for a Wellington purchase

QMS Lending is an independent mortgage broker founded in 2018 (NMLS #1781090), based in Miami, FL and licensed statewide, so Wellington files close by e-sign, phone and a local title company. We shop each file across 100+ wholesale lenders instead of one bank's rate sheet, which matters most on jumbo and non-QM files where pricing and guidelines vary widely from lender to lender. 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 Wellington buyers

• Palm Beach County SHIP Purchase Assistance Up to $100,000, 0% deferred, forgiven after 30 years; first-time buyers up to 140% AMI ($114,660 for 1 person, $163,660 for 4); price cap $568,557; funded in rounds (last round reached its application limit). ↗
• Palm Beach County Homebuyer Match Pilot Up to $50,000 matching the buyer's own cash (min. $10,000); homes up to $700,000; 2026 lottery window (March 30 to April 20, 2026) is closed. ↗
• Florida Hometown Heroes Up to 5% of the first mortgage, $10,000 to $35,000, 0% 30-year deferred second, not forgivable; first-time buyers working full time for a Florida employer in eligible fields. ↗

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