Boca Raton · what VA lets a lender charge you
Boca Raton VA Loans
Zero-down VA loans for Boca Raton homes and condos, and a line-by-line look at closing costs: which fees VA lets you pay, which it does not, and what Florida adds on a VA mortgage.
We specialize in Boca Raton VA home loan programs.
Boca Raton prices sit high enough that closing costs are real money, and VA buyers here have an advantage they rarely use well: VA restricts what a lender may charge a veteran. A lender cannot pile on processing, underwriting and document fees the way it can on some other loans. Knowing the rule lets you read a Loan Estimate and spot a charge that should not be there.
On Mortgage compares VA lenders on rate and on fees, and checks that every charge is one VA allows. See all programs on the Boca Raton mortgage rates page, or speak with our Boca Raton mortgage broker team.
Today’s Boca Raton VA Mortgage Rate
0.224 points
No points, no credit
0.250 points
0.064 points
0.112 points
Par rate per program for a single-family primary residence in Palm Beach County, 20% down, 780+ credit, 30-day lock, escrows included. Rates change through the day and are not a commitment to lend. Price your own Boca Raton scenario, no credit pull.
Boca Raton VA Loan Benefits: Flexible, Affordable Home Financing
Beyond zero down and no PMI, VA caps lender charges. The lender may take either a flat charge of up to 1% of the loan, or itemized origination fees, but not both on top of each other. Third-party costs that are reasonable and customary may be paid by the veteran; a list of other charges may not, and must be covered by the 1% charge, the lender or the seller. In general terms:
| Veteran may pay | Veteran may not pay separately |
|---|---|
| The 1% flat charge, or itemized origination | Processing, underwriting and document preparation fees |
| VA appraisal and required inspections | Settlement or closing fees charged by the lender or title agent |
| Credit report | Rate lock fees |
| Title examination and lender’s title insurance | Tax service fees |
| Recording fees and state taxes on the mortgage | Attorney fees charged by the lender |
| Survey, flood zone determination, prepaid taxes and insurance | Brokerage or commission fees |
| Discount points and the funding fee | Prepayment penalties (VA loans never have them) |
Simplified from VA’s rules on allowable fees and charges; the lists are not exhaustive, and the seller or lender may pay any of these. If your Loan Estimate shows an item from the right column as your cost, ask about it.
VA Loans in Boca Raton for First-Time and Veteran Homebuyers
Florida adds two taxes to every mortgage: documentary stamps on the note and intangible tax on the mortgage. On a VA loan they apply to the full loan, including a financed funding fee. Here is what the loan-related costs look like on a $670,000 Boca Raton purchase with nothing down:
| $670,000 Boca purchase, VA, first use | Amount | Who usually pays |
|---|---|---|
| VA funding fee (2.15%), financed | $14,405 | Veteran, added to the loan, unless exempt |
| Total loan with the fee | $684,405 | |
| Documentary stamps on the note (0.35%) | $2,395 | Veteran, an allowable state tax |
| Intangible tax on the mortgage (0.2%) | $1,369 | Veteran, an allowable state tax |
| Most a lender can take as a flat charge (roughly 1% of the loan) | $6,700 | Often less, and some lenders charge none |
| Documentary stamps on the deed (0.70%) | $4,690 | Seller, by Florida custom |
| Owner’s title insurance policy | Promulgated rate | Usually the seller in Palm Beach County |
Florida tax rates as set by statute; customs are negotiable in the contract. Appraisal, title, recording and prepaid escrow amounts vary and are not shown. Veterans receiving disability compensation pay no funding fee, which also lowers both mortgage taxes.
Palm Beach County custom helps VA buyers: the seller typically pays for the owner’s title policy, unlike in Broward and Miami-Dade where buyers usually do. Add the seller’s freedom to pay all of your normal closing costs, plus up to 4% in concessions, and many Boca VA buyers bring little more than their deposit to closing.
On Mortgage: Your Boca Raton VA Home Loan Expert
On Mortgage helps veterans, active-duty service members and military families secure competitive VA rates across the Boca area, from downtown and Mizner Park to Boca Del Mar and Boca Pointe. When we compare VA lenders, we compare the whole Loan Estimate: rate, points or credits, and the lender’s own charges. Two quotes at the same rate can differ by several thousand dollars once fees are counted, and VA’s fee rules make that comparison cleaner than it is on most loans.
Florida Atlantic University and Boca’s large employers bring veterans here at every career stage, many relocating from bases elsewhere. If you are still on active duty and buying ahead of a move, we can work with your PCS timeline.
2026 VA Loan Limits in Boca Raton
Put simply: with full entitlement there is no VA loan limit in Boca Raton, and a veteran can buy above the 2026 Palm Beach County conforming figure of $832,750 with no down payment, subject to the lender’s approval and your income. That figure matters when some entitlement is still tied to another VA loan, and at Boca prices partial entitlement often means a down payment:
| Entitlement already in use | Remaining guaranty | Largest loan with no down payment | Down payment on $670,000 |
|---|---|---|---|
| None (full entitlement) | Full | No VA limit | $0 |
| $40,000 | $168,188 | $672,750 | $0 |
| $90,000 | $118,188 | $472,750 | $49,313 |
| $140,000 | $68,188 | $272,750 | $99,313 |
At the Boca Raton median of $670,000. With partial entitlement, VA expects 25% of the amount above the zero-down ceiling.
VA-Approved Condos in Boca Raton
Boca has condos for every budget, from downtown towers near Mizner Park to garden buildings and age-restricted communities in West Boca. A VA purchase needs the specific condominium project on VA’s approved list, so we check it before you make an offer. Older buildings may carry assessments under Florida’s structural and reserve requirements, and the association may charge for its estoppel letter and questionnaire. The estoppel fee is a cost VA lets you pay or negotiate onto the seller; we flag it early so it is addressed in the contract.
Why Boca Raton Mortgage Rates Matter for VA Borrowers
Boca Raton’s median sale was about $670,000 in mid-2026, and homes sold in roughly ten weeks. At that loan size, each eighth of a point in rate is worth around $55 a month, and each half point of lender fees is more than $3,000 at closing. Both are worth comparing, and VA’s rules make them easier to compare.
Why Choose On Mortgage for Your Boca Raton VA Home Loan
Simple steps, honest fees and local insight in Boca Pointe, Boca Del Mar and downtown Boca Raton.
Fee checks
Every charge matched to VA’s rules.
Whole-cost comparison
Rate and fees from several lenders.
Condo review
VA status, estoppel and assessments.
Frequently Asked Questions: VA Loans
What closing costs can a veteran pay on a VA loan?
Reasonable and customary third-party costs such as the appraisal, credit report, title, recording fees and state taxes, prepaid items and discount points, plus either a 1% flat lender charge or itemized origination fees.
What fees can a VA borrower not be charged?
Items such as processing, underwriting and document fees, settlement fees, rate lock and tax service fees, and lender attorney fees. They must be covered by the lender’s 1% charge, the lender or the seller.
Who pays the owner’s title policy in Boca Raton?
By Palm Beach County custom, usually the seller, though it is negotiable in the contract.
Does Florida tax a VA mortgage?
Yes. Documentary stamps on the note at 0.35% and intangible tax at 0.2% of the loan amount, which the veteran may pay or the seller may cover.
Is there a VA loan limit in Boca Raton?
Not with full entitlement. The 2026 Palm Beach County conforming figure of $832,750 matters only with partial entitlement.
Our Reviews
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