Boynton Beach closed 1,034 single-family sales in the past 12 months, a 4 % dip from the previous year yet still 18 % above 2019 levels, showing the market’s resilience after the 2022 rate spike. Median sale price stands at $400,000, but the devil is in the micro-markets: east of Federal (the 33435 ZIP) commands $525 psf for updated 1950s cottages, while 33436 west of Jog Road averages $285 psf in gated communities like Aberdeen. Condo inventory is finally loosening—up 22 % year-over-year—thanks to new towers like 500 Ocean completing construction, giving buyers negotiating room on HOA fees that average $0.48 psf city-wide. Cash offers still represent 29 % of transactions, down from 38 % at the 2021 peak, meaning financed buyers face less bidding-war fatigue. NMHL tracks weekly price cuts; in April 2024, 34 % of active listings reduced asking price, the highest share since 2019. For borrowers, that translates into sellers more willing to accept FHA and VA financing and to contribute up to 6 % toward closing costs—exactly the niche where NMHL’s pre-approval letters carry extra weight.

• Single-family median: $455K (east of I-95) vs. $360K (west of 441)
• Typical appreciation: 5.2 % annually since 2017, below the 8 % Palm Beach County average
• Days on market: 24 city-wide, 11 for homes priced under $350K

First-time buyers earning ≤$75K will find the sweetest spot inRolling Green, a tree-lined community north of Woolbright where 1,300-sq-ft 3-bedrooms trade for $295K–$325K and HOA dues are zero. The neighborhood borders the county’s 38-acre Rolling Green Golf Course; residents walk to the park’s free fitness stations and Sunday farmers’ market, shaving gym and grocery bills. School-zoning is Rolling Green Elementary (A-rated), keeping resale demand steady. Another value play isBoynton Park, just west of Military Trail: 1990s concrete-block homes with two-car garages and fenced yards hover at $330K, and the city’s recent $8 million upgrade of nearby Sara Sims Park added a splash-pad and pickle-ball courts that boost weekend foot traffic. If you crave new construction with warranty peace-of-mind,Canyon Town Centeroffers 1,600-sq-ft townhomes at $365K with impact-glass windows and private rooftop terraces; qualifying buyers pair the 3 % Florida Assist second mortgage with NMHL’s 1 % lender concession to close with roughly $9,000 total cash. Veterans should look atQuantum Parktownhomes—priced at $350K and within the 33426 ZIP where VA funding fees are waived 100 % for Veterans with ≥10 % service-connected disability, trimming monthly payments by $55.

Luxury seekers aren’t left out: prices inAberdeen Country Clubstart at $550K for a 2,400-sq-ft courtyard pool home; HOA includes golf, tennis, and a 45,000-sq-ft clubhouse. NMHL’s jumbo 5 % down program (up to $1.2 M) paired with Palm Beach County’s 0.92 % tax rate keeps payments surprisingly competitive with Broward’s higher-priced equivalents.

Palm Beach County’s millage for Boynton Beach averages 18.9 mills, translating to 0.92 % of assessed value—one of the lowest urban rates in South Florida. On a $400K purchase, assume the assessed value starts at 85 % of sale price ($340K) minus a $50K homestead exemption, yielding a taxable $290K and an annual tax bill of roughly $2,670, or $222 monthly. Buyers closing after January 1 can still file for homestead portability if they sold another Florida home within two years, potentially moving $150K of capped value and saving thousands. Non-homestead investors pay the full 0.92 % plus a 10 % surcharge, so house-hackers should factor that into their exit strategy.

Insurance is the bigger wildcard. A standard wind mitigation inspection ($85) often lops $600–$1,200 off the yearly premium by documenting impact glass, roof straps, and hip-roof geometry. Flood premiums run $450–$650 annually in AE zones if you shop private carriers (NMHL partners with three), but can jump to $2,200 for V-zone coastal condos. Our loan officers build these live quotes into every pre-approval so buyers aren’t blindsided at closing.

Public schools drive price per square foot more than pools or granite here. Elementary A-ratings (Sunset Palms, Citrus Cove, and Manatee) correlate with 8 %–12 % premiums over adjacent C-rated zones. For example, identical 1,500-sq-ft homes in Southwest 4th (zoned for Poinciana Elementary, A-rated) sell for $340 psf, while homes a half-mile south zoned for Forest Park Elementary (B-rated) close at $310 psf. The gap widens at the high-school level: properties feeding into Park Vista Community High (A-rated, 92 % graduation rate) command $25 psf more than those zoned for Boynton Beach High (B-rated), even after adjusting for home size and year built.

Charter and magnet options add nuance. Boynton’s South Tech Academy (grades 9–12) focuses on engineering; homes within the transportation zone see a 4 % value bump, according to the Palm Beach County Property Appraiser’s 2023 study. NMHL’s buyer agents (free with pre-approval) run school-boundary maps against MLS listings so you don’t overpay for a boundary line that changes next semester.

Big banks decline roughly 27 % of Boynton Beach applications because of credit dings or non-traditional income. NMHL fills those gaps with specialized products:

• Fresh-Start FHA: 580 credit score OK, 3.5 % down, non-occupant co-borrower allowed—perfect for millennials carrying student-loan debt.
• Bank-Statement Premier: Use 12 or 24 months of business or personal deposits; no tax returns. Ideal for restaurant owners on Federal Highway or real-estate agents in the 33426 corridor.
• VA Zero Plus: 100 % financing up to $1.5 M, funding fee waived for Veterans with ≥10 % disability, and we accept VA escape clauses so buyers can walk if the condo isn’t VA-approved.
• Hometown Heroes 4 % Grant: Florida Housing’s first-time buyer program gives up to $35K forgiven after five years for eligible front-line workers—police, teachers, nurses—buying under $460K in Palm Beach County.
• NMHL Rate-Guard: Lock today, and if rates drop 0.25 % or more before close, we float you down at no cost—critical in a volatile rate environment.

We service every loan locally in our Delray Beach operations center, so after closing you can walk into the branch off Atlantic Avenue to make extra principal payments or request a recast for just $150.

Boynton buyers can stack multiple assistance layers. Start with Palm Beach County SHIP—up to $50K at 0 % interest, forgiven 20 % per year. The county releases funds quarterly; as of May 2024, Boynton still had $1.3 M uncommitted. Layer Florida’s HFA Preferred Conventional for a 3 % second mortgage with no resale restrictions. NMHL then chips in our Home-Helper Grant: $2,000 for first-time buyers or $1,000 for repeat buyers that can be applied toward appraisal, title, or rate-buydown. Add them together, and a $350K purchase can close with as little as $7,000 buyer cash. Veterans using VA can receive up to $75K through the Florida V.I.S.T.A. program for adaptive housing modifications—ramps, widened doors—if service-connected disabilities exist. Finally, Boynton Beach Community Development quietly runs a silent-second program for households earning ≤60 % AMI; applications are accepted only in April and October through the city’s website, but NMHL tracks deadlines and submits paperwork on behalf of approved buyers.

Important caveat: SHIP requires a 1 % borrower cash investment and completion of an 8-hour HUD-approved homeowner course; NMHL offers the class online every Saturday in English and Spanish at no charge.