May 14, 2026· By Ryan Solberg
Florida Down Payment Assistance Programs 2026: Complete Guide for First-Time Buyers
Florida has multiple programs that can provide $10,000–$35,000 toward your down payment and closing costs. Here's what's available in 2026 and how to access it.
One of the biggest barriers to homeownership in Florida isn't income — it's the cash required upfront. With Orlando median prices around $390K, a 3.5% FHA down payment plus closing costs can easily total $25,000–$35,000. For many buyers, that cash simply isn't sitting in savings.
Florida has multiple programs designed specifically for this gap. Here's what's available in 2026.
Overview: Florida's Main DPA Programs
| Program | Assistance Amount | Structure | Monthly Payment |
|---|---|---|---|
| FL Assist | Up to $10,000 | Deferred 2nd mortgage, 0% interest | $0 (due on sale/refi) |
| FL HLP 2nd Mortgage | Up to $10,000 | 3% interest, 15-year term | ~$69/month |
| HFA Preferred Grant | Up to 3% or 4% of loan amount | Forgivable grant | $0 |
| Orange County SHIP | Up to $35,000 | Forgivable after 10–15 years | $0 |
| Osceola County SHIP | Up to $20,000 | Deferred or forgivable | $0 |
Program 1: FL Assist
What it is: A deferred second mortgage for up to $10,000 at 0% interest.
How it works: The $10,000 is added as a second lien on your home. You make no monthly payments on it. The balance becomes due when you sell, refinance, or pay off your first mortgage. There's no forgiveness period — you pay it back at the end of your homeownership.
Who it's for: First-time buyers who need help with down payment or closing costs but plan to stay in the home long-term. Because there's no interest accruing and no monthly payment, it's the lowest-friction assistance available.
Income limits: Vary by county and family size. In Orange County, limits generally cap around $88,000–$95,000 for a household of two.
How to access: Through a participating FL Housing lender. Find one at floridahousing.org.
Program 2: FL HLP Second Mortgage
What it is: Up to $10,000 at 3% interest, amortized over 15 years.
How it works: You receive a $10,000 second mortgage at 3% interest. The monthly payment is approximately $69. It doesn't disappear at sale — you carry the balance until paid off. Because it has a monthly payment, it affects your debt-to-income ratio and may impact how much house you can qualify for.
Who it's for: Buyers who want to spread the repayment out rather than have a lump-sum obligation at sale. The 3% rate is well below current second-mortgage market rates.
Note: This program is often paired with the FL Assist — some buyers use both to maximize total assistance.
Program 3: HFA Preferred and HFA Advantage
What it is: A grant of 3% or 4% of the first mortgage loan amount, applied to down payment and closing costs.
How it works: Unlike the above programs, this is structured as a grant — it does not need to be repaid at all, provided you remain in the home (and keep the first mortgage) for a minimum period (typically three to five years). After that period, the grant is forgiven entirely.
Example: On a $350,000 loan, a 4% HFA Preferred Grant provides $14,000 — enough to cover most or all of a 3.5% FHA down payment plus a portion of closing costs.
Income limits: Stricter than FL Assist — typically capped at 80% AMI, which in Orange County is approximately $57,000 for a couple.
Program 4: County-Level SHIP Programs
SHIP (State Housing Initiatives Partnership) funds are distributed to Florida counties, which then design their own programs. The amounts and terms vary significantly.
Orange County SHIP
- Amount: Up to $35,000 for qualifying buyers
- Structure: Forgivable after 10 years of owner-occupancy
- Income limits: 80% of AMI or below (approximately $57K for a couple)
- Purchase price limit: Typically $350K–$420K (updated annually)
- Key requirement: Home must be in Orange County; buyer must owner-occupy
Osceola County SHIP
- Amount: Up to $20,000
- Structure: Deferred or forgivable options available
- Income limits: 80% AMI
- Contact: Osceola County Community Services
Orange County Neighborhood Down Payment Assistance (NDPA)
A separate program from Orange County targeting specific zip codes. Provides up to $30,000 in forgivable assistance for buyers purchasing in designated areas. Check with a local HUD-approved counselor for current availability — funding for this program cycles in and out.
Federal Programs That Stack With State Assistance
FHA Loans
The FHA's 3.5% down payment requirement (for buyers with credit scores 580+) is the most common pairing with FL Housing programs. FHA allows gift funds and second mortgage assistance to cover the entire down payment — which means a buyer could theoretically close with very little out of pocket.
USDA Rural Development Loans
For homes in eligible rural areas (parts of Osceola County, Lake County, and Polk County qualify), USDA loans require 0% down payment. Pair with closing cost assistance and a buyer can get into a home for minimal cash.
VA Loans
Veterans can access $0 down VA loans — no down payment needed at all. Closing cost assistance programs can be stacked on top of VA loans to further reduce upfront cash requirements.
How to Apply: Step by Step
Step 1: Get HUD counseling. Most FL Housing programs require completion of a HUD-approved homebuyer education course. This can be done online in a few hours. Approved providers include eHome America and Framework.
Step 2: Check your income and purchase price limits. Use FL Housing's income limits calculator at floridahousing.org to verify you're under the threshold for your county and household size.
Step 3: Get pre-approved with a participating lender. Not all lenders offer FL Housing programs. Find a participating lender at floridahousing.org/buyers — these lenders are trained on layering DPA programs with your primary mortgage.
Step 4: Apply for county SHIP if applicable. If you're in Orange or Osceola County and meet the lower income limits (80% AMI), apply to SHIP separately from FL Housing. These programs operate independently.
Step 5: Work with a buyer's agent who knows DPA. Sellers in Florida are generally willing to work with buyers using assistance programs, but the contract and closing process has added steps. An experienced agent makes the process smoother.
Realistic Example: First-Time Buyer in Orlando
Buyer profile: Single professional, $62,000/year gross income, 680 credit score, buying a $340,000 home.
| Item | Amount |
|---|---|
| Purchase price | $340,000 |
| FHA down payment (3.5%) | $11,900 |
| Estimated closing costs | $6,500 |
| Total cash needed | $18,400 |
| FL Assist DPA | -$10,000 |
| HFA Preferred Grant (3%) | -$9,750 |
| Out-of-pocket after assistance | $0 (and $1,350 credit to closing) |
The math works. It's not hypothetical — buyers close on homes in Central Florida this way regularly. The key is finding the right lender and having an agent who understands the process.
Common Pitfalls to Avoid
Using a lender not in the FL Housing network. Your bank or credit union may offer competitive mortgage rates but not be set up for DPA stacking. Always verify participation before starting the application.
Skipping the counseling requirement. Even if a lender says you can skip it, complete the HUD course before you need it — funding for SHIP programs can dry up mid-year, and having your ducks in a row early matters.
Assuming the money is always available. SHIP and NDPA funds are appropriated annually and can run out. Apply early in the calendar year for the best access.
Questions about which programs you qualify for? Contact Ryan at MaxLife Realty — we regularly work with first-time buyers and can connect you with lenders experienced in FL Housing DPA programs.
The next step
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