Orlando pairs a higher-priced Central Florida market with sizable forgivable assistance — the city and Orange County each run programs that can reach into the tens of thousands for eligible first-time buyers.
This guide focuses on what first-time buyers in Orlando specifically can tap in 2026 — the local programs run by the city and county, the statewide help you can layer on top, and what it realistically takes to buy here.
Orlando’s own first-time buyer programs
Whether you buy inside Orlando or the surrounding county determines which program applies:
- City of Orlando Down Payment Assistance — a forgivable loan of up to $45,000 (based on need, income, and funding), recorded for 10 years and forgiven if you keep the home, for properties inside Orlando city limits — note the city has at times paused new applications, so confirm current status
- Orange County Down Payment Assistance (SHIP-funded) — tiered forgivable assistance for unincorporated county areas: up to $70,000 for very-low-income, $40,000 for low-income, and $10,000 for moderate-income buyers (guidelines effective May 2026)
These local programs are the piece most buyers miss, because they are run by the city or county rather than a lender — and they can often be combined with the statewide programs below.
Statewide programs you can also use in Orlando
On top of Orlando’s local help, every Florida buyer can access the state’s housing finance programs — below-market loans, down payment assistance, and a possible tax credit. We cover them in full in our guide to Florida first-time home buyer programs, and the wider local picture in our Florida first-time home buyer guide. In many cases you can stack a city program with a state program to cover most or all of your cash to close — a lender who works with both can structure it.
What it takes to buy in Orlando
Orlando’s average home value is about $375,000 — a higher-priced Central Florida market even after a slight cooling. That is why the city and county forgivable loans, which can reach $45,000 in the city or up to $70,000 in the county for very-low-income buyers, are often essential. Pair them with Florida’s statewide programs to cover as much of the down payment as possible.
Before you shop, pin down your budget. Our home affordability guide walks through how income, debt, and rates set your price range, and our first-time home buyer checklist keeps the rest of the process on track.
Loan options for Orlando buyers
Most Orlando first-time buyers use one of a few loan types, each of which can pair with the assistance above:
- FHA loans — 3.5% down with flexible credit, popular with first-time buyers
- Conventional loans — as little as 3% down, with reduced mortgage insurance through state HFA versions
- VA and USDA loans — zero down for eligible veterans and in qualifying areas
- Down payment assistance — city and state programs that layer on top (see our down payment assistance guide)
How to buy your first home in Orlando
- Check your budget and credit first — see our guide to credit score requirements.
- Complete a homebuyer education course — nearly every Orlando and Florida program requires one, and it is usually free.
- Find a lender who works with both Orlando and Florida programs, and ask them to run the city and state options together.
- Get pre-approved, then line up your assistance before you make an offer.
One note: local and state program funding and terms change, and some rounds close when the money runs out. Always confirm current amounts and availability with the program administrator before counting on a figure.
Orlando first-time buyer FAQ
What down payment help is available in Orlando?
Inside Orlando, the city offers a forgivable loan of up to $45,000 (though applications have been paused at times — confirm status). In unincorporated Orange County, SHIP-funded assistance is tiered: up to $70,000 (very-low income), $40,000 (low income), or $10,000 (moderate income). Florida’s statewide programs, including Hometown Heroes, apply as well.
Can I combine Orlando city programs with Florida state programs?
Often yes. City or county assistance is usually designed to layer on top of a first mortgage, and many buyers stack it with a Florida state program to cover most of their down payment and closing costs. A lender who participates in both can confirm what combines. See our Florida programs guide for the statewide options.
Do I have to be a first-time buyer to qualify in Orlando?
Yes — both programs generally require that you not have owned a home in the past three years (the city has exceptions for displaced homemakers, single parents, and qualifying city employees, teachers, and public-safety workers). Income limits apply (the county tiers at 50%, 80%, and 120% of area median income), homebuyer education is required, and the home must be in the applicable jurisdiction. Confirm current funding and application windows before you count on either.
Should I use the City of Orlando or Orange County program?
It depends on where the home is. The City of Orlando program (up to $45,000 forgivable) applies only to homes inside Orlando city limits, while the Orange County SHIP program (up to $70,000 for very-low-income buyers) applies to unincorporated county areas outside the city. Both are forgivable if you stay, both require homebuyer education, and both have had funding and application-window limits — so confirm current availability with the respective office before you shop.