What counts as a 'first-time homebuyer' for Florida programs?

Most Florida down payment assistance programs define 'first-time homebuyer' as someone who has not owned a principal residence in the last 3 years — not someone who has never owned a home. If you owned a home but sold it (or lost it to foreclosure) more than 3 years ago, you may qualify as a 'first-time' buyer for program purposes. Some programs also target specific populations: veterans (who may qualify regardless of prior ownership), buyers in targeted areas, or buyers below specific income thresholds.

What is Florida Housing's Florida Assist program?

Florida Assist is Florida Housing Finance Corporation's down payment assistance program — providing up to $10,000 as a 0%, non-amortizing (interest-free, no monthly payment) second mortgage. The loan does not have to be repaid unless the home is sold, refinanced, or is no longer the primary residence. It is paired with one of FHFC's first mortgage programs (HFA Preferred or HFA Advantage). Income limits and purchase price limits apply — as of 2026, limits vary by county and are updated periodically.

Are there Florida first-time buyer programs for specific counties?

Yes — most Florida counties administer SHIP (State Housing Initiatives Partnership) funds independently, offering their own down payment assistance on top of or separate from state programs. Orange County has the SHIP Down Payment Assistance Program; Seminole County, Osceola County, and others have similar programs. Local programs often have different income limits, purchase price limits, and property type requirements than the statewide FHFC programs. Contact your county's housing and community development office or a HUD-approved housing counselor for current local program availability.

Can I combine FHA financing with Florida down payment assistance?

Yes — Florida Housing's HFA Preferred program is a conventional loan program; HFA Advantage is also conventional. Both can be combined with Florida Assist down payment assistance. FHA loans can also be paired with some down payment assistance programs, but the specific programs and lenders vary — your loan officer and housing counselor will advise which combination makes sense for your credit profile and income. VA loans (for eligible veterans) are another option that requires no down payment and doesn't need down payment assistance programs.

First-Time Homebuyer Programs in Florida 2026: Down Payment Assistance and Loan Options

Florida's real estate market has challenged first-time buyers with elevated prices and mortgage rates since 2022. But Florida maintains a network of programs — statewide and county-level — that can meaningfully reduce the upfront cash required to buy a home.

Here's the 2026 guide to what's available and how to access it.

Florida Housing Finance Corporation (FHFC): the statewide authority

The Florida Housing Finance Corporation is the primary state agency administering homebuyer assistance programs in Florida. All FHFC programs require:

First-time homebuyer status: No principal residence ownership in the last 3 years (or veteran status)
Income limits: Vary by county and household size (updated annually)
Purchase price limits: Vary by county
Credit score minimums: Typically 640–660 depending on program and lender
Homebuyer education: Completion of an approved homebuyer education course
Use as primary residence: Investment properties and vacation homes don't qualify
Working with a participating lender: Not all lenders are FHFC-approved

FHFC first mortgage programs

HFA Preferred (conventional)

A conventional mortgage with a below-market interest rate — available only through participating FHFC lenders. Key features:

Fannie Mae conventional loan (not FHA)
Down payment as low as 3% (with MI)
Below-market interest rate (rate is set by FHFC and changes periodically)
Can be combined with Florida Assist down payment assistance
No first-time buyer requirement for targeted areas

HFA Advantage (conventional)

Similar to HFA Preferred but through Freddie Mac. Both programs offer comparable benefits — the choice between them is typically made by the lender based on the borrower's profile.

Government loan options

FHFC also supports pairing down payment assistance with:

FHA loans (3.5% down minimum, more flexible credit)
VA loans (for eligible veterans — no down payment required)
USDA loans (for rural areas — no down payment required)

Florida Assist: down payment help

Florida Assist is FHFC's core down payment assistance product:

Amount: Up to $10,000
Interest rate: 0% — no interest charged
Monthly payment: $0 — no monthly payment required
Repayment: Due only when the home is sold, refinanced, or ceases to be the primary residence
Structure: Second mortgage (lien on the property)
Requirement: Must be paired with an FHFC first mortgage

The deferred repayment structure means Florida Assist does not increase your monthly payment — the $10,000 is truly assistance, not an additional mortgage payment burden.

Homebuyer Loan Program (HLP)

An alternative structure — $10,000 at 3% interest, amortized over 15 years with a monthly payment (approximately $69/month). This option is for buyers who prefer a repayable second mortgage over the deferred structure.

County-level SHIP programs

In addition to state programs, most Florida counties administer their own down payment assistance using State Housing Initiatives Partnership (SHIP) funds:

Orange County

The Orange County Housing and Community Development Division administers SHIP funds locally. Programs vary by year based on available funding — assistance amounts have ranged from $7,500 to $40,000 depending on the program cycle. Purchase price and income limits apply. Apply through Orange County's housing website.

Seminole County

Seminole County administers its own SHIP program with down payment assistance for income-eligible buyers. Seminole County's higher median income means program income limits are also slightly higher than lower-cost counties.

Osceola County

Osceola County has SHIP-funded programs with assistance for income-qualified first-time buyers — the program availability and amounts change annually based on funding.

City of Orlando

The City of Orlando administers its own SHIP program (separate from Orange County) with down payment assistance for buyers purchasing within city limits.

Other counties

Brevard, Lake, Volusia, Polk, and most other Central Florida counties have SHIP programs — contact the county's housing or community development office for current program status.

Federal programs and additional resources

HUD-approved housing counseling

Before applying for any assistance program, HUD-approved housing counseling agencies provide free or low-cost guidance on program eligibility, credit preparation, and the homebuying process. Many programs require completion of a homebuyer education course through an approved agency.

Fannie Mae / Freddie Mac programs

Beyond FHFC-specific programs, conventional buyers can access:

Fannie Mae HomeReady: 3% down, reduced MI rates for income-eligible buyers
Freddie Mac Home Possible: 3% down, similar structure

These may be available even when FHFC programs aren't — ask your lender.

VA loan (veterans)

Eligible veterans, active-duty service members, and surviving spouses can use VA loans with no down payment, no private mortgage insurance, and competitive rates. VA loans have no income limit for the loan itself (though down payment assistance programs may still apply income limits). Veterans are exempt from the "first-time buyer" requirement in many assistance programs.

Income and purchase price limits (2026 examples)

Note: Limits are updated annually and vary by county and household size. Verify current limits with FHFC or a participating lender.

County	Typical Income Limit (1–2 person)	Typical Purchase Price Limit
Orange	~$82,000–$95,000	~$440,000–$500,000
Seminole	~$85,000–$100,000	~$450,000–$520,000
Osceola	~$78,000–$90,000	~$420,000–$470,000
Lake	~$76,000–$88,000	~$400,000–$450,000
Volusia	~$72,000–$85,000	~$380,000–$430,000

The homebuyer education requirement

Most FHFC and county programs require completion of an approved homebuyer education course — typically 8–9 hours online, available through HUD-approved agencies. Cost is typically free to $50. Approved providers include:

NeighborWorks America (FrameWorksFL)
Fannie Mae's HomeView course
eHomeAmerica online course
In-person HUD-approved agencies

Complete this before you start your home search — it's required at application and takes time.

How to access these programs

Step 1: Identify a participating FHFC lender — not all lenders are approved. The FHFC website (floridahousing.org) maintains a current lender list.

Step 2: Complete homebuyer education through an approved provider.

Step 3: Apply for pre-approval with an FHFC participating lender — they will determine which programs you qualify for based on income, credit, and purchase area.

Step 4: Contact your county's housing department directly for county-specific SHIP program availability.

Step 5: Begin your home search within the program's purchase price limits.

Ryan Solberg works with first-time buyers across Central Florida. If you want guidance on which programs you might qualify for and how to navigate the first-time buyer process — contact Ryan to connect with the right lenders and resources.