If you're buying your first home in Central Florida, there may be money available to help with your down payment and closing costs. The catch is that these programs have income limits, purchase price limits, education requirements, and application windows that change. This guide is current as of September 24, 2026. Confirm the details with the program or your lender before you rely on them.
Who Counts as a First-Time Buyer
Florida Housing's first-time buyer programs use a three-year rule: you generally qualify if you have not owned and lived in a primary residence in the last three years. That means someone who owned a home years ago may still count. Florida Housing's materials also make exceptions for military veterans and for homes in federally designated targeted areas. Each program sets its own definition, so check the one you're applying to.
The State Program: Florida Housing
Florida Housing offers 30-year fixed-rate first mortgages through approved lenders to buyers who meet income, purchase price, and other criteria and who complete a homebuyer education course. Buyers who qualify for that first mortgage can also apply for one of Florida Housing's down payment assistance programs. Income limits and price limits vary by county and change over time, so ask your lender for the current numbers instead of relying on a figure you saw online last year.
Orange County Down Payment Assistance (Status as of September 2026)
Orange County's program offers assistance based on household income compared with the area median: up to $70,000 for very low-income buyers (50% of median), $40,000 for low-income buyers (80%), and $10,000 for moderate-income buyers (120%). Buyers must be first-time buyers, complete a pre-purchase homebuyer education program, and secure a first mortgage. The important part right now is timing. The county says the program is temporarily closed to new applications through November 15, 2026, and expects to reopen on or about November 16, 2026. Complete applications submitted on or before September 6, 2026 are still being processed, and applications remain open for new homes built on County-donated lots and other properties developed by non-profit organizations. Other counties may run their own programs, so ask your lender what applies where you want to buy.
The Homebuyer Education Course
Programs like these require you to complete a pre-purchase homebuyer education course from an approved provider. Florida Housing says homebuyer education certificates are valid for two years from the date you finish. That gives you flexibility on timing, but confirm with your lender which providers your program accepts before you pay for a course.
A Low Down Payment Option Without Assistance
You do not need assistance to buy with a small down payment. FHA loans allow down payments as low as 3.5% and accept lower credit scores than most conventional loans (CFPB). Mortgage insurance is required on every FHA loan, so include it when you budget your monthly payment. Assistance programs and FHA loans can work together, and your lender can tell you which combination fits your income and credit.
Your Order of Operations
1) Check whether you meet the first-time buyer definition and the income limits for the programs you're interested in. 2) Take the homebuyer education course if your program requires it. 3) Talk to a lender about your first mortgage and which assistance fits, and ask at what stage you need to apply for it. 4) Get pre-approved. 5) Sign a written buyer agreement with your agent before touring homes. Since August 17, 2024, that agreement must state how your agent is paid, and NAR says agent compensation is fully negotiable. 6) Start shopping with a realistic budget.
How I Can Help
I'm a REALTOR® with LPT Realty, and I serve first-time buyers in English and Spanish across Central Florida. I work with lenders who have experience with FHA, VA, and other financing structures, and I can help you match your budget to homes that make sense. I am not a lender, and program administrators decide eligibility, so I'll point you to the right people for the numbers. Reach out by phone or WhatsApp and we can walk through your situation, no commitment.