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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
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A Boca Raton mortgage broker compares many lenders for the jumbo, conventional, condo and non-QM loans used in south Palm Beach County. iQRATE Mortgages (NMLS 1862492) is licensed in Florida and shops more than 100 lenders on complex files. Palm Beach County's 2026 limits are $832,750 conforming and $667,000 FHA. Condo buyers face Florida's post-Surfside structural inspection and reserve rules, and country club communities add equity and dues that lenders count.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
Boca Raton buyers include retirees and second-home owners from the Northeast, executives relocating from New York, families drawn to the schools, and Florida Atlantic University staff. Many buy with large assets and modest reported income, so asset-based and jumbo loans are common.
Part of our Florida mortgage broker coverage. We're licensed in Florida under company NMLS 1862492 and work Boca Raton files from our Las Vegas office, closing with local escrow and title.
Areas and ZIPs we lend in: downtown and Mizner Park (33432), the beach and Royal Palm (33432), central Boca (33431, 33486), west Boca (33428, 33433, 33434, 33496, 33498), Highland Beach (33487) and Delray Beach (33444, 33445, 33446, 33483, 33484).
Many west Boca communities require a club membership with an initiation fee or equity contribution and annual dues. Lenders count mandatory dues in your debt-to-income ratio, and some closings require the fee to be paid at closing.
Some older Boca and Delray buildings are co-ops, which few lenders finance. We check the board's financing rules and find a co-op lender before you commit.
Many Boca buyers have significant investment accounts but modest taxable income. Asset-depletion loans divide eligible assets over a set number of months to create qualifying income. Pledged-asset loans let you keep investments in place instead of selling to fund the down payment. Jumbo lenders also look closely at reserves, often 6 to 12 months of payments or more.
Executives moving to Boca often have bonuses, restricted stock and deferred compensation. Lenders treat each differently: bonuses usually need a two-year history, vested stock can count with a history of payouts, and a relocation offer letter can sometimes be used before you start. We line up the documents before you write an offer so you can compete with cash buyers.
Boca Raton Regional Hospital and FAU staff often buy in central and west Boca, where townhomes and villas offer lower entry prices than the beach.
Newer downtown towers near Mizner Park often meet lender requirements more easily than older beachfront buildings, but HOA dues can be high.
Florida basics that apply here: the seller customarily pays documentary stamps on the deed ($0.70 per $100; $0.60 in Miami-Dade). The buyer pays two mortgage taxes: doc stamps on the note ($0.35 per $100 of the loan) and intangible tax (0.2% of the loan), or $2,200 on a $400,000 loan. Homeowners insurance, plus flood insurance in many zones, is among the most expensive in the country, and lenders collect the first year's premium plus escrow months, so prepaids are often the biggest part of cash to close. Owner-occupants get the homestead exemption and Save Our Homes (3% cap), but the assessment resets when a home sells. Whole-home rentals of under 30 days need a state DBPR vacation-rental license. Statewide down payment help includes Florida Hometown Heroes (5% of the loan, $10,000–$35,000, when funded) and FL Assist (up to $10,000), plus county SHIP funds.
Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close also includes your prepaids (first-year homeowners insurance, daily interest to month-end, and an escrow deposit for your own future property taxes and insurance) plus your down payment. Prepaids aren't a cost of the loan; they're your own bills paid ahead. In Boca Raton, the first full year of homeowners insurance, flood insurance where required, and the escrow deposit are usually the largest prepaids Your actual closing costs depend on county, price and loan type, so we don't quote a one-size range: every line is itemized on your Loan Estimate, and our Bare Bones guarantee means we add no fees of our own. Compare states on our closing costs by state page.
Palm Beach County: conforming $832,750 and FHA $667,000 for a one-unit home (FHFA and HUD). Above the conforming limit, you need a jumbo loan.
Conventional (as little as 3% down for eligible first-time buyers), FHA (3.5% down, 580+ score), VA (no down payment for eligible veterans with full entitlement), jumbo above the conforming limit, DSCR loans that qualify on rent, bank statement loans for self-employed borrowers, asset-based and 1099 loans, and rate-and-term or cash-out refinances. As a broker we compare wholesale lenders, more than 100 on complex files, instead of one bank's menu.
Terms for each are on its own page; see all iQRATE guarantees.
$667,000 for a one-unit home in Palm Beach County. The conforming limit is $832,750.
Often, through portfolio or non-QM lenders, usually with a larger down payment.
Yes, mandatory dues count in your debt-to-income ratio.
Yes, through asset-depletion or asset-based loans.
Yes, few lenders do them, and the board must allow financing.
Required structural inspections for many buildings of three stories or more, which lenders review.
Closing costs depend on the price, loan type and county, so yours are itemized on your Loan Estimate rather than quoted as a range. Closing costs are what it costs to get the loan (origination, points, appraisal, escrow and title). Cash to close also includes prepaids and your down payment; in Boca Raton, the first full year of homeowners insurance, flood insurance where required, and the escrow deposit are usually the largest prepaids
Most of our loans close in under 30 days. For eligible full-documentation conventional, FHA and VA purchases, our goal is 17 calendar days from signing initial disclosures.
Get My Custom Rate Now · or call (702) 766-3744
iQRATE Mortgages · NMLS 1862492 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in Nevada, California, Texas and Florida. David Ghazaryan, Mortgage Broker, NMLS 1486726. Verify us on NMLS Consumer Access. Equal Housing Opportunity. Programs, rates and terms change and are subject to credit, property and underwriting approval; local facts on this page come from the public sources below and are not legal or tax advice.
More: Florida mortgage broker · DSCR loans · Bank statement loans · Our guarantees · Closing costs by state
