Florida Home Buying Grants 2026
The city and county grant programs that go beyond Florida's state-level DPA — including forgivable loans, employer grants, and how to legally stack multiple programs at closing.
Beyond State DPA: Why Local Grants Matter in Florida
Most guides covering Florida home buying assistance stop at the state level — the Hometown Heroes Housing Program, the SHIP (State Housing Initiatives Partnership) program, or the Florida Bond Loan program administered through Florida Housing Finance Corporation. These are real and valuable programs, but they are not the end of the story.
Florida's 67 counties and hundreds of municipalities operate their own home buying grant and assistance programs, funded by federal Community Development Block Grant (CDBG) dollars, HOME Investment Partnerships funds, local property tax revenues, and sometimes private employer partnerships. These local programs often have more flexible guidelines, less competition, and can be layered on top of state programs to dramatically reduce the cash a buyer needs at closing.
The tradeoff: local programs are frequently underfunded, run out quickly, have specific geographic or occupational eligibility requirements, and may require purchasing in targeted revitalization areas. This guide maps the landscape of what exists, what to look for, and how to stack programs effectively.
Types of Florida Local Grant Programs
| Program Type | Typical Amount | Repayable? | Common Requirements |
|---|---|---|---|
| True Grant (no lien) | $1,000–$10,000 | No — free money at closing | Income limit; first-time buyer; buyer education; targeted property area |
| Forgivable Deferred Loan (0% lien) | $5,000–$40,000 | Forgiven over 5–15 years if you stay in the home | Owner-occupancy; income limit; may require living in home for full forgiveness period |
| Soft Second Mortgage (deferred) | $5,000–$50,000 | Yes — due at sale, refi, or end of term | Income limit; property purchase price cap; specific loan type (FHA/conventional) |
| Employer-Assisted Housing (EAH) | $2,500–$15,000 | Sometimes — varies by employer; often forgivable after years of service | Employment at participating employer; proximity to workplace; first-time buyer sometimes required |
| CDBG-Funded Local Grant | $3,000–$20,000 | Varies — often forgivable with occupancy requirement | Low-to-moderate income (HUD LMI definition); target area purchase; buyer education |
Active Local Programs by Florida Region (Representative Examples)
Important: Local grant programs open and close based on funding availability — sometimes within weeks of launching. The programs below represent the types of programs historically offered by these jurisdictions. Always verify current availability and eligibility directly with the administering agency before making purchasing decisions based on specific program availability.
South Florida (Miami-Dade, Broward, Palm Beach)
- Miami-Dade Surtax Program: Administered through Miami-Dade County's Regulatory and Economic Resources department. Provides deferred second mortgage assistance for income-qualifying buyers in Miami-Dade. Loan is forgiven over a specified occupancy period. Income limits based on HUD Area Median Income (AMI) for Miami-Dade, typically capped at 80%–120% AMI depending on funding source.
- Broward County SHIP: Broward County receives SHIP allocation annually from Florida Housing. The county's local SHIP program historically offered first-time buyer assistance for purchases within Broward County (excluding most incorporated municipalities, which run their own programs). Fort Lauderdale, Pompano Beach, and Hollywood each have separate city-level programs.
- City of West Palm Beach Down Payment Assistance: West Palm Beach has historically administered a local DPA program funded through HOME and CDBG allocations, targeting purchases within city limits. Income limits and program structure vary by funding year.
Tampa Bay Area (Hillsborough, Pinellas, Pasco)
- Tampa Housing Authority / City of Tampa DPA: The City of Tampa has administered purchase assistance programs through its Community and Economic Development department. Programs have included forgivable loans for first-time buyers at or below 80% AMI purchasing within Tampa city limits.
- Pinellas County Housing Finance Authority: Pinellas County and the St. Petersburg Housing Authority have separately administered programs. St. Petersburg's program has included grants and soft seconds targeting specific community redevelopment areas (CRAs) within city limits.
- Habitat for Humanity — Tampa Bay: Habitat programs include a homeownership pathway with buyer education, sweat equity requirements, and deeply subsidized mortgage terms. Not a traditional grant program, but a significant source of below-market homeownership for income-qualifying buyers.
Orlando Metro (Orange, Osceola, Seminole)
- Orange County SHIP / Purchase Assistance: Orange County administers SHIP-funded purchase assistance for first-time buyers at or below 140% AMI. Historically offered as a deferred, forgivable second mortgage. May be combined with Florida Housing Bond Loan programs.
- City of Orlando Purchase Assistance Program: The City of Orlando has offered purchase assistance for homes within Orlando city limits through its Community Development division. Programs have included both forgivable and deferred-repayment structures.
- Osceola County SHIP: Osceola County, covering Kissimmee and St. Cloud, distributes SHIP funds through its Neighborhood Services department. Income and purchase price limits apply; targeting often includes households at or below 80% AMI.
Jacksonville Area (Duval County)
- Jacksonville Housing Finance Authority: JHFA administers mortgage revenue bond programs and has partnered with DPA programs. Duval County also receives SHIP funding administered through the City of Jacksonville's Housing and Community Development division.
- City of Jacksonville DPA: Jacksonville's program has historically provided deferred second mortgage assistance for first-time buyers purchasing within city limits, with income limits and purchase price caps set annually.
Income Limits: How the Math Works
Most Florida local grant programs use HUD's Area Median Income (AMI) definitions to set income eligibility. AMI varies by metro area and household size. Key thresholds to know:
| Threshold | Who Qualifies | Typical Programs Available |
|---|---|---|
| At or below 50% AMI | Very low income | Broadest access; most generous grant amounts; CDBG priority |
| 51%–80% AMI | Low income | Most SHIP programs; HOME-funded programs; most local grants |
| 81%–120% AMI | Moderate income | Some SHIP programs; Hometown Heroes; state Bond programs |
| 121%–140% AMI | Middle income | Limited options; some county programs; Hometown Heroes cap |
| Above 140% AMI | Above program limits | Most local grant programs not available; lender-paid programs may exist |
For reference: the 2025 HUD AMI for the Orlando-Kissimmee MSA for a household of 4 is approximately $90,000. 80% AMI would be ~$72,000; 120% AMI would be ~$108,000. AMI figures change annually in April and vary significantly between South Florida (higher) and rural North Florida (lower).
Forgivable vs. Repayable: What the Fine Print Means
The distinction between a forgivable loan and a repayable second mortgage has major financial implications, particularly if you plan to sell or refinance before the forgiveness period ends:
Forgivable Loans — The Rules
A forgivable second mortgage typically works on a pro-rata forgiveness schedule. Example: a $20,000 forgivable loan with a 10-year term forgives $2,000/year. If you sell after 5 years, you owe the remaining $10,000 from the sale proceeds. If you stay for 10 years, the full $20,000 is forgiven and you owe nothing. The clock on forgiveness typically resets or stops if you refinance, rent out the property, or lose owner-occupancy status. Confirm the specific forgiveness schedule, what events trigger repayment, and what happens to your forgiveness timeline if you refinance to a lower rate.
Repayable Soft Seconds — The Rules
A deferred payment second mortgage accrues no or minimal interest but must be repaid in full when you sell, refinance, or reach a defined maturity date (often 30 years). The principal is due at that point — it does not disappear. On a sale, the title company pays the second mortgage lien from the sale proceeds just like the first mortgage. These are not grants — they are low-cost deferred loans. The benefit is zero monthly payment during the period you own the home.
How to Stack Programs Legally
Stacking — using multiple assistance programs simultaneously — is legal and encouraged, but requires careful coordination. Here is how to do it without creating problems at closing:
- Disclose all assistance to your lender upfront. All down payment assistance, grants, and second mortgages must be disclosed on your loan application. Concealing assistance from your lender is mortgage fraud. Your lender will document all sources of funds in your file.
- Confirm program compatibility. Some programs prohibit layering with specific other programs. For example, some SHIP programs cannot be stacked with certain lender-paid assistance. Florida Hometown Heroes cannot be stacked with another Florida Housing first mortgage program but can be combined with some local grants.
- Prioritize programs by forgiveness timeline. If you expect to stay long-term, prioritize forgivable programs. If your horizon is uncertain, a true grant (no lien) is always preferable to a forgivable loan with repayment risk.
- Time your applications. Many local programs have limited funding that depletes within weeks. Apply to local programs as soon as you begin your home search — before you find a property. Reservation systems vary by program.
Realistic stacking example: A buyer in Orange County with household income at 90% AMI could potentially combine: (1) Florida Hometown Heroes for first mortgage and DPA, (2) Orange County SHIP second mortgage, and (3) a HUD-approved credit from their lender — potentially reducing cash to close to under $5,000 on a $275,000 home. This requires working with a lender experienced in layered assistance programs. Not every loan officer knows how to structure these transactions correctly.
Employer-Assisted Housing in Florida
Several large Florida employers — school districts, hospitals, county governments, and universities — operate employer-assisted housing (EAH) programs that provide grants or forgivable loans to employees purchasing homes near their workplaces. These programs are less visible than government DPA but represent genuine free money for qualifying employees:
- Several large Florida hospital systems have offered $5,000–$10,000 grants to nurses, technicians, and support staff purchasing homes within a defined radius of their hospital campus
- Florida school districts in teacher-shortage counties have offered recruitment incentives that include housing assistance grants for new hires
- State university systems have offered similar programs for staff and faculty in high-cost markets like Gainesville and Tallahassee
Check directly with your HR department if you work for a major Florida employer — these programs are not always advertised externally and existing employees often do not know they exist.
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Disclaimer: Grant program availability, income limits, and terms change frequently. All program information reflects general 2025–2026 guidelines and representative examples. Verify current program availability, eligibility, and terms directly with administering agencies before relying on specific programs in your purchase planning.