Florida Down Payment Assistance (2025): The Complete Guide for Orlando & Across Florida
Last updated: September 9, 2025 — Programs and funding change often. Always verify details with an approved lender before writing an offer.
Looking to buy in Greater Orlando (Winter Garden, Windermere, Horizon West, Clermont, St. Cloud, and beyond) but the down payment feels out of reach? Good news: Florida offers several strong down payment assistance (DPA) programs—statewide through Florida Housing plus powerful local options in the City of Orlando and surrounding counties. Below, we break them down in plain English so you can move from “someday” to keys in hand.
Table of Contents
Statewide Programs (Florida Housing)
Florida Assist (FL Assist)
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What it is: A 0% interest, no-payment second mortgage to help with down payment and/or closing costs.
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How repayment works: You repay when you sell, refinance, transfer the property, or move out. (It’s not forgivable.)
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Loan types: Can pair with Conventional, FHA, VA, or USDA through participating lenders.
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Typical assistance: Up to $10,000.
HFA Preferred/Advantage PLUS (3–5% Forgivable)
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What it is: A forgivable second mortgage equal to 3%, 4%, or 5% of your first mortgage amount (not the purchase price).
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Forgiveness: 0% interest; forgiven 20% per year over five years. Stay in the home for five years and it’s fully forgiven.
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Best for: Buyers who can qualify for conventional financing and plan to stay put.
Florida Homeownership Loan Program (FL HLP)
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What it is: A fully amortizing second mortgage (typically a 15-year term) you can pair with a Florida Housing first mortgage.
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Payments: Small monthly payment (example often cited: about $69/month on $10,000).
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Typical assistance: Up to $10,000.
Florida Hometown Heroes
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What it is: A 0% interest, non-amortizing, 30-year deferred second mortgage for first-time, income-qualified buyers employed by a Florida-based employer (eligible occupations are broad).
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Amount: Up to 5% of the first mortgage amount, capped at $35,000.
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Repayment: Deferred—due at sale, refinance, or if you move out (not forgivable).
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Income & loan limits: Set by county and updated annually.
Credit score note: Many Florida Housing programs list 640 as the general minimum (individual lender overlays may vary).
Local Programs (Greater Orlando)
Funding windows open and close based on budgets—apply early and keep paperwork ready.
City of Orlando DPA
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Where it applies: Inside Orlando city limits only.
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Basics: First-time buyer requirement, HUD-approved 8-hour homebuyer education, and working with a city-registered lender.
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Assistance: Amount varies by income and need; the City publishes step-by-step guidance and updates lender lists.
Orange County DPA (outside City of Orlando)
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Typical assistance tiers (by income band):
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$70,000 for very-low-income buyers
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$40,000 for low-income buyers
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$10,000 for moderate-income buyers
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Other requirements: First-time buyer, education course, residency/credit guidelines.
Osceola County (SHIP) Purchase Assistance
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Who qualifies: First-time buyers up to 120% AMI (Area Median Income).
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Buyer contribution: At least $1,000 of your own funds.
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Process: Pre-approval with a participating lender, complete the 8-hour education class, and be contract-ready. First-come, first-served while funding lasts.
Side-by-Side Snapshot
| Program | Help Amount | Interest/Payments | Forgivable? | Great For |
|---|---|---|---|---|
| FL Assist | Up to $10,000 | 0%, no monthly payments; due at sale/refi/move | No | A simple, flexible boost for down payment/closing costs |
| HFA Preferred/Advantage PLUS | 3–5% of first loan amount | 0%, no monthly payments | Yes—20%/yr over 5 yrs | Conventional buyers who’ll stay 5+ years |
| FL HLP | Up to $10,000 | Amortizing 15-yr second; small payment | No | Buyers who don’t mind a small monthly payment |
| Hometown Heroes | Up to 5%, max $35,000 | 0%, deferred 30 yrs; due at sale/refi/move | No | First-time, income-qualified buyers employed in Florida |
| City of Orlando DPA | Varies by need | Typically 0% deferred | Varies | Buying inside city limits with HUD class + registered lender |
| Orange County DPA | $70k / $40k / $10kby income band | Typically 0% deferred | Varies | Countywide (outside city); strong help for lower-income tiers |
| Osceola County SHIP | Need-based | Typically 0% deferred; buyer puts $1,000+ in | Varies | Income-/residency-qualified, first-come first-served |
Who Qualifies?
While each program has its own rules, here are the common threads:
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First-time buyer (no ownership in the past 3 years) or eligible exceptions (e.g., veterans, targeted areas).
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Income limits by county/program (Hometown Heroes uses county AMI tables; assistance capped at $35,000).
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Minimum credit score typically 640 (lender overlays can be higher).
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Homebuyer education: Most require a HUD-approved 8-hour course (certificate usually valid up to two years).
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Primary residence only; property price caps and allowable loan types apply.
How to Choose (Quick Decision Flow)
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Going conventional and staying 5+ years?
→ HFA Preferred/Advantage PLUS (3–5% forgivable) is hard to beat. -
Need the largest boost with no monthly payment?
→ Compare Hometown Heroes (up to 5%, max $35k) vs. local SHIP/County programs (e.g., Orange up to $70k for very-low income). Check what’s funded right now and where your income lands. -
Want no monthly payment and don’t need forgiveness?
→ FL Assist ($10k, deferred) is simple and popular. -
Okay with a small monthly payment to bridge the gap?
→ FL HLP (amortizing second) can work well.
Step-by-Step: Getting Approved
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Talk to an approved lender (Florida Housing or City/County-registered) to confirm eligibility, credit, and current funding windows.
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Complete your HUD 8-hour homebuyer education and keep the certificate handy.
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Pick your program (and stacking, if allowed): e.g., Florida Housing first mortgage + FL Assist, or HFA 3–5% forgivable, or Hometown Heroes, or local SHIP/County. (Some combos aren’t allowed—your lender will guide you.)
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Get under contract on an eligible property within the required city/county limits and below price caps.
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Close with your assistance documented in your loan package. (For forgiveness programs, the 5-year clock starts after closing.)
FAQs
Is the money “free”?
Some is forgivable (HFA 3–5% over five years). Others are deferred (no monthly payment, but due when you sell/refi/move), and some are amortizing with a small monthly payment.
Can I stack programs?
Sometimes. Florida Housing allows specific pairings (e.g., a Florida Housing first mortgage with either FL Assist or HFA PLUS). Hometown Heroes itself is structured as the second. Your lender will confirm what’s compatible.
Do funds run out?
Local SHIP and city/county programs are budget-dependent and can open/close quickly. It pays to be pre-approved and “offer-ready.”
Important Fine Print
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Time-sensitive: Income limits, price caps, rates, and funding change frequently. Verify current program sheets with an approved lender before you write an offer.
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Occupancy: Most assistance is primary residence only and becomes due if you move out, refinance, or sell.
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Boundaries: City programs require the home inside city limits; county funds typically exclude city-only programs, and vice-versa.
Ready to Use DPA to Buy a Home?
If you’re in Greater Orlando, LIV ORL will help you:
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Confirm which program you qualify for (and which is funded today),
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Match you with an approved lender fluent in Florida Housing and local SHIP rules, and
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Find the right home that fits program requirements—without sacrificing lifestyle.
Call/Text: 631.834.0816 Email: [email protected]
DM: @LIVORL on InstagramOr send us a quick message—we’ll build your 10-minute DPA game plan and map the fastest path to clear to close.
