Question 1

Do you lend across all of Palm Beach County?

Accepted Answer

Yes, from West Palm Beach and the barrier island out to the Glades. We are a Texas-based 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 loan programs or talk to us.

Question 2

Is Palm Beach County really more expensive to insure than Miami?

Accepted Answer

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 most expensive 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.

Question 3

What does the condo inspection law mean for financing a unit here?

Accepted Answer

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.

Question 4

Does Palm Beach County charge the Miami-Dade transfer tax surtax?

Accepted Answer

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.

Question 5

What will impact fees add to a new-construction budget in Palm Beach County?

Accepted Answer

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.

West Palm Beach Hard Money and Investor Loans

Higher insurance than Miami, outside the hurricane zone

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

One county, wildly different price bands

Loan programs in West Palm Beach

West Palm Beach lending questions

Funding West Palm Beach deals fast.