Boca Raton is one of South Florida's most consistently desirable markets — and in 2026, the combination of price softening, elevated days on market, and a buyer pool still flowing in from New York, Washington, and San Francisco creates a genuine window for prepared buyers to enter this market on better terms than anything available in the past four years. With single-family homes averaging $889K and condos around $300K, Boca Raton spans one of the widest price ranges of any Palm Beach County market — from entry-level condo buyers to jumbo single-family estate purchases well above $2M.
First Commerce Financial serves Boca Raton and Palm Beach County with wholesale rates from 20+ lenders, zero junk fees, and same-day pre-approvals. Kirk Chivas handles Florida personally — and the condo law complexity that defines so much of the Boca Raton market is something we navigate for every buyer before an offer is made.
🌴 The Boca Raton Buyer Profile — Who Is Moving Here in 2026
Boca Raton attracts one of the most distinctive inbound buyer profiles in all of Florida. New York metro buyers represent the largest source of inbound demand — drawn by Florida's zero state income tax, Boca's established Jewish community, and a quality of life that competes directly with Connecticut and Long Island at significantly lower cost. Washington DC and San Francisco buyers follow close behind, typically relocating for retirement, remote work flexibility, or lifestyle reasons.
The profile skews toward financially sophisticated buyers — retirees with significant equity from northeastern real estate, remote professionals in finance and tech, and families seeking Palm Beach County's school infrastructure and cultural amenities. At $889K average for single-family homes, a meaningful percentage of Boca Raton buyers are financing $806K+ jumbo loans — and the rate difference between a retail bank and an independent wholesale broker on a $1M loan compounds to tens of thousands of dollars over the life of the loan.
Boca Raton Neighborhoods and Communities We Finance
🌴 East Boca Raton — The Established Core
East of I-95 and closer to the Atlantic — the most established and character-rich section of Boca Raton. Royal Palm Yacht and Country Club, Boca Bath and Tennis, Lake Rogers, and single-family neighborhoods ranging from $700K to $5M+ along the Intracoastal. The buyer profile skews toward true luxury — estates, waterfront access, and proximity to Boca's private beach clubs. Jumbo financing is standard throughout East Boca.
🌴 West Boca Raton — Master-Planned Communities
West of the Florida Turnpike — where Boca Raton's master-planned community infrastructure is concentrated. Boca Isles, Boca Falls, Saturnia, Loggers Run, and dozens of gated communities with HOA-managed amenities. Single-family homes in the $550K–$900K range attract families drawn by Palm Beach County school ratings and Boca's suburban infrastructure. Conventional and jumbo both active throughout West Boca.
🌴 Mizner Park & Downtown Boca
Boca's walkable urban core — the Mizner Park mixed-use district with high-end retail, dining, and the Boca Raton Museum of Art anchors a condo and townhome market that attracts both full-time residents and seasonal buyers. Condo prices from $300K to $1M+ depending on building age and amenity package. Florida condo law review is critical here — building age and reserve funding vary significantly across the Mizner corridor.
🌴 Boca West Country Club
One of the premier private country club communities in all of Florida — mandatory membership, four championship golf courses, tennis, spa, and dining. A self-contained luxury lifestyle community with condos from $250K to single-family estates above $3M. The buyer profile is almost exclusively retirees and second home buyers from the Northeast. Mandatory membership fees are a significant carrying cost to budget carefully.
🌴 Delray Beach Border & North Boca
The northern Boca corridor bordering Delray Beach — a market that attracts buyers who want Palm Beach County's lifestyle at price points 15–20% below central Boca. Active adult communities, newer master-planned developments, and a diverse mix of townhomes, condos, and single-family. Buyers who compare Boca and Delray often end up in this corridor for the value proposition it offers relative to both markets.
🌴 Deerfield Beach & South Boca
The southern Boca corridor extending into Broward County — where buyers who want Boca proximity at more accessible price points look first. Condos in the $200K–$350K range and single-family in the $450K–$650K range make this the most attainable entry point into the broader Boca lifestyle area. Strong rental demand from snowbirds and seasonal visitors makes this corridor popular with investors as well.
⚠ The Florida Condo Law — Critical for Boca Raton Buyers
Boca Raton has one of the highest concentrations of condominium inventory of any Palm Beach County market — and Florida's milestone inspection and reserve funding legislation has created significant complexity for condo buyers across this market. Many older buildings are now facing mandatory structural reserve funding requirements, resulting in large HOA fee increases or special assessments. Some buildings are failing to meet lender approval requirements entirely.
The practical impact in Boca Raton: condo prices have declined more sharply than single-family homes, some buildings are effectively unfinanceable through conventional lenders, and buyers who fall in love with a specific condo without reviewing the association's financials are frequently discovering expensive surprises after going under contract. We review reserve funding status and lender approval eligibility for every Boca Raton condo purchase before you make an offer. This is not optional in this market — it is the most important step in the process.
Call Kirk at (248) 207-2404 before making an offer on any Boca Raton condo.
What Boca Raton Buyers Need to Know About Florida Insurance
Palm Beach County homeowners insurance has risen dramatically since 2021 and is a core part of every Boca Raton buyer's monthly carrying cost calculation. Understanding the insurance picture before you fall in love with a property is essential.
- Single-family homes: Budget $4,000–$10,000+ annually depending on location, roof age, construction type, and proximity to the Intracoastal or ocean. East Boca waterfront properties run significantly higher due to wind and flood exposure.
- Condos: Individual condo insurance (HO-6) covers interior and personal property — the building master policy covers the structure. However, Florida condo law changes have caused master policy costs to rise significantly, which flows through to unit owners via HOA fee increases. Budget $800–$2,500 annually for your individual HO-6 policy, but the more important number is the full HOA fee including the reserve assessment.
- Flood insurance: Boca Raton has meaningful flood exposure — 35% of properties carry significant flood risk over 30 years. Properties in FEMA flood zones require separate flood insurance. Budget $1,000–$4,000+ annually depending on zone and elevation.
- Wind mitigation inspection: A wind mitigation inspection can meaningfully reduce your insurance premium by documenting hurricane-resistant features. We recommend this for every Boca Raton single-family purchase.
💰 Palm Beach County Property Taxes — What Boca Raton Buyers Must Budget
Palm Beach County property taxes run approximately 1.0%–1.8% of assessed value annually depending on the municipality and any applicable exemptions. On an $889,000 single-family home, that is $8,890–$16,000 per year in property taxes — $741–$1,333 per month added to your escrow. Florida's Homestead Exemption reduces assessed value by $50,000 for primary residences, which can meaningfully lower your tax bill if Boca Raton is your primary home rather than a second residence or investment property.
We build the correct Palm Beach County tax rate into every Boca Raton pre-approval — and we specifically note whether Homestead Exemption applies to your situation, since second home and seasonal buyers do not qualify and their tax bill will be higher than what the current owner is paying.
Loan Programs We Use in Boca Raton
📈 Jumbo Loans — The Primary Boca Program
$806K+With single-family homes averaging $889K, jumbo financing is the standard for most Boca Raton home purchases. We have wholesale jumbo relationships across multiple lenders and compete directly against retail bank rates in the $800K–$5M+ range throughout Palm Beach County. On a $1.2M Boca Raton purchase, a 0.25% rate difference saves over $67,000 over the life of the loan — having an independent broker shop the market is not optional at this price tier.
🏠 Conventional Loans
Up to $806KFor West Boca master-planned communities, Deerfield Beach border properties, and condos in the $300K–$600K range that fall within conforming loan limits. We run conventional and jumbo side by side at the crossover point so you always know which structure actually saves money over the life of your loan.
🏠 FHA Loans
3.5% DownFor first-time buyers entering the Boca market at the condo or entry-level single-family tier — Deerfield Beach border, South Boca condos, and West Boca entry-level. FHA condo financing has its own approval requirements that add complexity in Boca's older condo inventory — we identify FHA-approved buildings before you search, not after.
✈ VA Loans
0% DownPalm Beach County has a meaningful veteran population and VA's zero-down benefit at Boca's price points is significant — particularly for veterans purchasing in West Boca or the Deerfield Beach corridor where prices are more accessible. We handle the COE process completely and close VA loans throughout Palm Beach County regularly.
🏠 Second Home Loans
SeasonalA significant percentage of Boca Raton buyers are purchasing second homes or seasonal residences — not primary residences. Second home financing has specific qualification requirements, down payment minimums, and rate structures that differ from primary residence loans. We navigate second home financing regularly throughout South Florida and build the correct loan structure from day one.
📈 Investment & DSCR
InvestorBoca Raton's seasonal rental market — particularly in the condo corridor near the beach and Mizner Park — generates consistent short-term and seasonal rental demand. DSCR loans qualify based on property rental income rather than personal income, ideal for investors who want to scale a South Florida portfolio without the documentation burden of conventional investment financing.
Frequently Asked Questions — Boca Raton FL Mortgages
Do I need a jumbo loan to buy in Boca Raton?
For most single-family home purchases in Boca Raton, yes. With single-family homes averaging $889K and the 2026 Palm Beach County conforming loan limit at $806,500, most buyers purchasing single-family homes in Boca will be financing above the conforming limit even with a meaningful down payment. Condos are more varied — many fall within conforming limits, particularly in West Boca and the Deerfield Beach border area. We identify whether your specific purchase is conventional or jumbo on day one and shop the appropriate lender pool for the best rate in either category.
How does the Florida condo law affect buying a condo in Boca Raton?
Significantly — and Boca Raton's heavy condo inventory makes this the most important question for any condo buyer in this market. Florida's milestone inspection and reserve funding legislation requires older buildings to fully fund structural reserves, which has resulted in large HOA fee increases, special assessments, and in some cases buildings that no longer meet lender approval requirements. Before making any offer on a Boca Raton condo, we review the building's reserve funding status, pending special assessments, and lender approval eligibility. Call Kirk at (248) 207-2404 before you fall in love with a specific building — this conversation takes 15 minutes and can save you from a very expensive mistake.
Is Boca Raton a good place to buy in 2026?
For buyers with a clear 5+ year horizon, yes — particularly for single-family home buyers. Prices are down 2.6% year over year, homes are averaging 78 days on market, and the inbound demand from New York, Washington, and San Francisco remains structurally intact. The long-term fundamentals — zero Florida state income tax, Palm Beach County infrastructure, Boca's established cultural and lifestyle amenities, and continued northeastern wealth migration — remain as strong as ever. For condo buyers, the picture is more nuanced and requires careful building-by-building analysis before committing.
What is the Homestead Exemption and does it apply to my Boca Raton purchase?
Florida's Homestead Exemption reduces your assessed property value by $50,000 for primary residence purposes — meaningfully lowering your annual property tax bill. It only applies if Boca Raton is your primary legal residence. Second home buyers, seasonal residents, and investment property buyers do not qualify — and their effective property tax rate will be higher than what the current owner (who may have Homestead) is paying. We flag this distinction on every Boca Raton pre-approval so you budget the correct tax figure from day one.
How does First Commerce Financial serve Boca Raton from out of state?
Everything is handled virtually — secure document upload, Zoom walkthroughs of your loan options, and closing from wherever is convenient. Kirk Chivas has lived in Florida and handles Florida personally. Same-day pre-approvals in most cases. For jumbo purchases above $800K, we typically recommend a brief pre-qualification call to discuss the full financial picture before issuing the pre-approval letter — which makes the letter more meaningful when you present an offer. Call or text Kirk directly at (248) 207-2404.
Wholesale jumbo rates from 20+ lenders, zero junk fees, Florida condo law expertise, same-day pre-approvals. Kirk Chivas handles Florida personally — East Boca waterfront estates, West Boca master-planned communities, Mizner Park condos, or Boca West Country Club. Straight answers about what you qualify for and what your mortgage will actually cost.
Get Your Free Pre-Approval →📞 Call or Text Kirk Directly — (248) 207-2404 · NMLS #137512
Other Florida markets we serve:
First Commerce Financial | Licensed Florida Mortgage Broker | NMLS #137512 | Kirk Chivas NMLS #160828 | Ken Turkington NMLS #137873 | Equal Housing Opportunity | Licensed in Michigan, Florida, Arizona, and Texas
