After two years of 8–10 percent annual appreciation, West Palm Beach is finally cooling. Single-family inventory rose 42 percent since January, pushing the median sale price down 2.1 percent to $420,000—still 38 percent higher than 2020, but giving locals breathing room. Condos tell a different story: high-rise units along Okeechobee Boulevard are lingering 45 days longer, so sellers are accepting 5–7 percent below asking, especially if the building is overdue on its 40-year recertification. Cash buyers from the Northeast and Canada comprise 28 percent of transactions, yet NMHL’s swift pre-approval (same-day underwriting refresh) levels the field for financed offers.

• Hot zip codes: 33405 (Grandview Heights) posting $1,050 per sq ft, while 33407 (Palm Beach Lakes) sits at $285 per sq ft—proof that micro-location still rules.
• New construction: Alton Village by GL Homes is releasing 200 homes priced $550K–$700K; NMHL can lock a 90-day rate while the house is being built.
• Rental arbitrage: Average cap rate for duplexes in Northwood is 6.8%, the highest in the county, making house-hacking attractive for FHA buyers.

Palm Beach County’s millage rate is 18.35 per $1,000 of assessed value, but West Palm Beach adds another 8.10 mills, putting the effective tax at roughly 0.92 percent. On a $420K home you’ll pay about $3,864 annually, yet assessed values reset at purchase, so budget off the sale price, not the seller’s prior taxable value. Homestead exemption saves you $50,000 off assessed value and caps annual increases at 3 percent—file by March 1 to secure it for the first year.

Windstorm insurance is the bigger shock: premiums jumped 33 percent in 2024, averaging $3,800 for a 1,800-sq-ft frame house. If the roof is older than 15 years, Citizens Property Insurance requires a four-point inspection; fail and you’ll land in the surplus-lines market at $7,000+. NMHL’s insurance desk runs pre-bind quotes during underwriting so your debt-to-income ratio is accurate and you don’t lose the deal.

First-time buyers need three things: entry-level prices, reasonable HOA fees, and strong resale momentum. The following neighborhoods check every box:

• Northwood Hills (33405): 1950s masonry homes, mature trees, no HOA. Median sale $315K; 3-bed block houses rent for $2,400–$2,600, so your mortgage payment can be covered if life changes and you need to relocate.
• Roosevelt Estates (33407): Quiet streets, community garden, and quick access to I-95. Qualifies for both SHIP down-payment assistance and USDA 100% financing—rare inside a city limit.
• Pleasant City (33407): Historic African-American community seeing reinvestment. The city’s façade-improvement grant pairs perfectly with NMHL’s FHA 203(k) so you can buy a $250K fixer and finance $75K in renovations at 3.5% down.

Condos under $300K exist, but screen the building: Fannie’s “limited review” won’t fly if investor concentration tops 50 percent or reserves are under 10 percent. NMHL runs the condo questionnaire before you spend $500 on an application fee.

West Palm Beach buyers can layer multiple assistance sources. The most powerful stack we’ve seen combined four programs for a total of $82,500 in free money:

1. SHIP – City of West Palm Beach: up to $75,000 forgivable after ten years; household income ≤120% AMI.
2. Florida Assist – FL Housing: $10,000 deferred-payment second at 0% interest; repaid only when you sell or refinance.
3. Mortgage Credit Certificate (MCC): converts 50% of your mortgage interest into a federal tax credit—worth about $150/month on a $350K loan.
4. NMHL Gift Program: up to $2,500 toward appraisal, inspection, or hurricane-insurance deductible—no repayment required.

Timeline matters: SHIP reservations open the first business day of each month and close once funds are committed—usually within 72 hours. Get pre-underwritten with NMHL so you can attach a full approval letter the minute you find a house.

West Palm Beach’s economy runs on tourism, marine services, and gig entrepreneurs—borrowers whose tax returns rarely reflect true cash flow. NMHL solves that with niche products:

• Bank-Statement Loan: 12 or 24 months of personal or business statements; qualify at a 24% expense factor or use P&L prepared by your CPA. Loan amounts to $3 million, so waterfront homes in Ibis or BallenIsles are in play.
• DSCR Investor Loan: No income docs—approval based on property rent. Palm Beach County’s tourist season pushes short-term rental yields above 11 percent, so you can refinance future cash-out even if rates tick up.
• Asset-Depletion: Retirees or trust-fund beneficiaries can count 100% of liquid assets amortized over 60 months. A $1.2M portfolio equals $20,000 monthly qualifying income.
• Foreign National: Canadian snowbirds can finance 75% LTV with a passport and credit letter; we close in US dollars with no US credit score required.

All specialty loans close in the name of an LLC, protecting your privacy in Florida’s public-records-friendly state.

School grades directly sway resale velocity. Properties zoned for A-rated schools like Marsh Pointe Elementary (33410) and Morikami Park Elementary (33446) sell 17 days faster and command a 9 percent premium over similar homes in C-rated zones. Even if you don’t have kids, buying into a top district protects downside risk. NMHL’s buyer portal layers GreatSchools ratings over MLS listings so you can weigh test scores against commute time and HOA fees.

Charter options are plentiful—Bak Middle School of the Arts draws from the entire county—so some families buy in affordable 33407, then magnet-transport their kids. That keeps your purchase price low while still capturing long-term appreciation tied to school reputation.