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West Palm Beach Hard Money and Investor Loans

We underwrite the submarket, from Pahokee to the town of Palm Beach.

USA Mortgage funds investors across Palm Beach County. Impact fees hit a ground-up budget hard in this county. Palm Beach insurance costs more than anywhere on the mainland. Business-purpose loans only, and every structure is set in underwriting.

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No outside committee sits between your deal and the answer.

Second Mortgage

A West Palm Beach second mortgage, first loan untouched.

Borrow against a Palm Beach County rental you own with a fixed-rate second lien, $50K to $1M, up to 80% CLTV. Subject to underwriting.

$1M
max loan
80%
max CLTV
660
min FICO
3-4 weeks
to close

Typical terms, subject to underwriting and market conditions. Investment property and business purpose only. Not a commitment to lend.

Higher insurance than Miami, outside the hurricane zone

Palm Beach County's average homeowners premium including wind ran $6,323 in March 2026, the highest on the Florida mainland and above both Miami-Dade ($5,975) and Broward ($6,136). The county sits outside the High-Velocity Hurricane Zone that governs Miami-Dade and Broward, so a rehab budget here is not built on HVHZ-grade product approvals.

The condo market and the house market are not the same trade

Condos are down 5.8% year over year and 17.0% off their November 2023 peak, while single-family homes are down just 0.6%, as Florida's post-Surfside milestone inspection and reserve study law takes hold. An association behind on its inspection or reserve funding is exactly the asset a direct lender can finance when a bank will not.

One county, wildly different price bands

The town of Palm Beach carries a $2.15 million home value index against $210,000 in Pahokee, forty miles apart in the same county. We underwrite the submarket, from West Palm Beach's working middle at $403,887 to Boca Raton and Jupiter's affluent poles, not a county-wide median that means nothing here.

Loan programs in West Palm Beach

Acquisition through exit, all funded or arranged by one lender.

Second Mortgage in West Palm BeachFix and Flip in West Palm BeachRental / DSCR in West Palm BeachGround-Up Construction in West Palm BeachCRE Bridge in West Palm BeachTransactional Funding in West Palm BeachBank Statement / No-Doc in West Palm BeachConventional Investment in West Palm BeachPortfolio Loans in West Palm BeachCRE Permanent in West Palm BeachSBA Financing in West Palm Beach

West Palm Beach lending questions

Do you lend across all of Palm Beach County?
Yes, from West Palm Beach and the barrier island out to the Glades. We are a Direct lender headquartered in Bee Cave, and we fund deals in West Palm Beach, Boca Raton, Boynton Beach, Delray Beach, Jupiter, Palm Beach Gardens, Wellington, and Lake Worth Beach, plus the rest of the county. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See how we lend across Florida or talk to us.
Does Palm Beach County really cost more to insure than Miami?
Yes, and it is not close. As of March 2026, the average homeowners premium including wind ran $6,323 in Palm Beach County, against $6,136 in Broward and $5,975 in Miami-Dade. That makes Palm Beach the highest-cost mainland county in Florida to insure a house, second only to Monroe (the Keys) statewide. Against Orange County's $3,610, that is roughly $2,713 a year of extra carry on an otherwise similar house, and the full $6,323 premium eats more than two months of rent on a $2,400-a-month property. Underwrite the insurance line before the rate.

Sources: floir.gov

What does the condo inspection law mean for financing a unit here?
It means a growing pool of Palm Beach County condos need financing a bank will not write. Florida requires a milestone inspection for any condominium or cooperative building three habitable stories or more, by December 31 of the year it turns 30 and every 10 years after (a local building department can move that to 25 years for salt-water proximity). Associations can no longer vote to waive reserves for structural items, and where funding is short, the statute allows a special assessment, a line of credit, or a loan. The county's condo index is down 5.8% year over year and 17.0% off its late-2023 peak, while single-family homes are down just 0.6%, which is exactly where an association behind on its inspection or reserve study gets non-warrantable. That is the gap a direct lender fills. See the DSCR program.
Does Palm Beach County charge the Miami-Dade transfer tax surtax?
No. The 45-cent discretionary documentary stamp surtax on deeds is a Miami-Dade-only charge. Palm Beach County pays the plain statewide rate: 70 cents per $100 of consideration on the deed and 35 cents per $100 on the note or mortgage, the same as the rest of Florida outside Miami-Dade. Do not underwrite a Palm Beach deal assuming the South Florida surtax applies.

Sources: floridarevenue.com

What will impact fees add to a new-construction budget in Palm Beach County?
Roughly $15,000 to $16,000 per single-family house before city permit fees or any CDD. Effective January 1, 2026, unincorporated Palm Beach County's impact fees on a 2,000 to 3,599 square-foot single-family home total $15,917.22, close to half of it schools ($7,905.90). The City of West Palm Beach total is $14,687.66 on the same basis. That is a hard, checkable line most ground-up pro formas underweight. See the ground-up construction program.

Sources: pbcgov.org

Which West Palm Beach loan programs have a credit score minimum, and which do not?
The asset-based loans have no minimum score; the documented ones do. Fix and flip, commercial bridge and ground up construction carry no minimum credit score in West Palm Beach, because the property and the equity carry the file. Transactional funding involves no credit check at all. DSCR and bank statement loans start at 640, and conventional investment starts at 580. We do run credit on everything except transactional funding, but on the asset-based products it carries far less weight than at a bank, and weaker credit is usually offset with lower leverage rather than a decline. There is no hard pull to get an answer. Subject to underwriting.
What is the smallest loan you will write in West Palm Beach?
$100,000 on fix and flip, DSCR and bank statement loans. SBA starts at $350,000, and portfolio or blanket facilities start at $500,000. That floor is worth checking against the submarket you are buying in, because the price bands in this county are extreme: the town of Palm Beach carries a $2.15 million home value index against about $210,000 in Pahokee, forty miles apart on the same tax roll. A Glades purchase can sit close to the minimum once your own cash goes in. Subject to underwriting.
How much cash do I need to bring to a West Palm Beach deal?
It depends on the program, and it runs from nothing to 20%. Fix and flip funds up to 90% of the purchase and up to 100% of the rehab, so on a $400,000 West Palm Beach purchase that is $40,000 from you (400,000 x 90% = 360,000). DSCR and conventional investment run up to 80% LTV, so 20% down, and bank statement loans start at 20% as well. Ground up construction funds up to 85% of cost. Transactional funding covers up to 100% of the purchase on the A-to-B leg. Then add the carry, which is the part people miss here: the county's average homeowners premium including wind ran $6,323 in March 2026, the highest on the Florida mainland. Subject to underwriting.

Sources: floir.gov

Serving West Palm Beach and nearby
West Palm BeachBoca RatonBoynton BeachDelray BeachJupiterPalm Beach GardensWellingtonLake Worth Beach
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-13.

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