# First-time home buyer programs for Apopka and Orange County (2026)

> Hometown Heroes (up to $35,000), Orange County assistance of $10,000 to $70,000, FHA, VA and USDA rules, 2026 income limits and a worked $380,000 example.

Source: https://moorerealtyapopka.com/guides/first-time-home-buyer-programs-orange-county/ · Last updated 2026-11-11 · Robert Moore, Broker/Owner, Moore Realty Group, Inc. · 352-504-6371

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Guide · First-time buyers

# First-time home buyer programs for *Apopka and Orange County (2026).*

State and county programs can cover most of the cash a first-time buyer needs in Apopka, but each has income limits, a funding pool that runs down and strings attached. Here is what each one pays, who qualifies and how the numbers stack on a $380,000 home. Checked November 12, 2026

Short answer

Florida Hometown Heroes lends 5% of your first mortgage, from $10,000 up to $35,000, at 0% with no monthly payment; the Orange County income limit is $172,350 and more than $15 million remained on November 11, 2026. Orange County's own program offers $10,000, $40,000 or $70,000 depending on household income. Minimum down payments run from 0% (VA, USDA) to 3% (conventional) and 3.5% (FHA).

## How assistance works in Florida

Almost all "assistance" here is a second mortgage, not a grant. It sits behind your main loan, usually at 0% with no monthly payment, and comes due when you sell, refinance, transfer the deed or move out. You get the cash at closing and repay it later from your sale proceeds.

Florida Housing programs run through participating lenders; you do not apply to the state yourself. The order that works:

-

### Pick a lender that offers the program

Ask whether the lender originates Florida Housing loans and Orange County assistance. Not every lender does.
-

### Take the homebuyer education course

Orange County requires pre-purchase education. Do it before you shop.
-

### Get pre-approved with the program named

The letter should state the loan type and the assistance amount.
-

### Go under contract, then reserve funds

Lenders typically reserve funds once you have a signed contract, so write a closing date that leaves room for approvals.

## Florida Hometown Heroes

Amount: 5% of the first mortgageMinimum $10,000, maximum $35,000

Terms: 0%, no monthly payment30-year deferred second mortgage; due on sale, refinance, deed transfer or move-out

Orange County income limit: $172,350FHA, VA and conventional; $119,850 with a USDA loan. Limits effective May 6, 2026

Loan limits: $541,287 FHA$832,750 conventional and VA, Orange County, 2026

Funding: Over $15 million leftAs of November 11, 2026. The round opened July 13, 2026 with $50 million; over $25 million remained on September 21

Credit score: 640 minimumAs shown on the program rate sheet

You must be a first-time buyer working full time for a Florida-based employer; confirm the hours test and the definition of "first-time" with your lender. The program's first-mortgage rate displayed on November 11, 2026 was 7.000% (bond) or 7.125% (TBA) for FHA, VA and USDA loans, against an average FHA 30-year rate of 7.02% in the Mortgage Bankers Association survey of November 5. Program rates change daily.

Trap: the pool empties

Between September 21 and November 11, 2026 the remaining funds fell from over $25 million to over $15 million. Funds are first come, first served. A pre-approval does not hold money for you; ask your lender exactly when your funds are reserved and for how long.

## Other Florida Housing programs

Florida Housing second-mortgage programs, from the program administrator's rate sheet as displayed November 11, 2026 and secondary sources. Confirm terms with a participating lender.

| Program | Amount | Repayment | How sure are we |
| --- | --- | --- | --- |
| Hometown Heroes | 5% of first mortgage, $10,000 to $35,000 | 0%, deferred, due on sale or refinance | Confirmed from Florida Housing |
| FL Assist | Up to $10,000 | 0%, deferred, repaid on sale, refinance or move-out | Secondary sources; cannot be combined with Hometown Heroes |
| FL HLP | $12,500 | Amortizing, with a monthly payment | Amount confirmed. Rate and term are commonly described as 3% over 15 years, which would be about $86 a month, but were not confirmed from an official page |
| HFA Preferred and HFA Advantage PLUS | 3%, 4% or 5% of the first mortgage | Paired with a higher first-mortgage rate (7.875% to 8.625% on the rate sheet) | Forgiveness terms were not shown on the page we read |

The FL HLP payment counts in your debt-to-income ratio. One secondary source mentions a change to its terms effective March 4, 2026, so ask the lender for the current term sheet.

## Orange County down payment assistance

Orange County runs its own program for first-time buyers purchasing in the county. The amount depends on household income as a share of area median income (AMI).

- Very low income (50% of AMI): $70,000
- Low income (80% of AMI): $40,000
- Moderate income (120% of AMI): $10,000, with a minimum $1,000 contribution from the buyer

Orange County down payment assistance: maximum household income by tier, 2026 income limits. Source: Orange County Housing and Community Development.

| Household size | Very low ($70,000) | Low ($40,000) | Moderate ($10,000) |
| --- | --- | --- | --- |
| 1 | $40,250 | $64,350 | $96,600 |
| 2 | $46,000 | $73,550 | $110,400 |
| 3 | $51,750 | $82,750 | $124,200 |
| 4 | $57,450 | $91,900 | $137,880 |
| 5 | $62,050 | $99,300 | $148,920 |
| 6 | $66,650 | $106,650 | $159,960 |
| 7 | $71,250 | $114,000 | $171,000 |
| 8 | $75,850 | $121,350 | $182,040 |

The program is SHIP-funded and subject to availability. Three things were not stated on the County's page and need a direct answer from Orange County Housing: the repayment or forgiveness terms, the maximum purchase price, and whether a home inside Apopka city limits qualifies. We found no separate City of Apopka program on November 11, 2026, which is not proof that none exists.

## FHA, VA and USDA basics

FHA. 3.5% down with a credit score of 580 or higher, 10% down from 500 to 579. The 2026 Orange County limit is $541,287 for a one-unit home, and it applies to the base loan. FHA charges an upfront premium of 1.75% of the base loan, normally financed, plus 0.55% a year on a 30-year loan with less than 5% down, for the life of the loan.

VA. No down payment for eligible veterans and service members, and no monthly mortgage insurance. The funding fee is 2.15% of the loan on first use with less than 5% down ($8,170 on $380,000) and is normally financed. It is $0 for veterans receiving VA disability compensation.

USDA. No down payment, but only in areas the USDA maps as rural and only under an income cap of 115% of area median (the figure Florida Housing uses for Orange County is $119,850). Reported fees are 1% upfront and 0.35% a year; verify both with the lender.

USDA eligibility is by address, not ZIP code

Homes inside Apopka city limits are not USDA-eligible. Zellwood (32798) and Tangerine are reported eligible, based on a lender's check of the USDA map in 2026. Addresses in 32703 and 32712 outside the city limits are decided one by one. Our confidence here is low: check the exact address on the [USDA eligibility map](https://eligibility.sc.egov.usda.gov/eligibility/welcomeAction.do?pageAction=sfp) before you write an offer.

## Minimum down payments on $380,000

Minimum down payment by loan type on a $380,000 purchase. Long-standing program rules; confirm with your lender.

| Loan type | Minimum | On $380,000 |
| --- | --- | --- |
| Conventional, first-time buyer or HomeReady | 3% | $11,400 |
| Conventional, standard | 5% | $19,000 |
| FHA, credit 580 or higher | 3.5% | $13,300 |
| FHA, credit 500 to 579 | 10% | $38,000 |
| VA | 0% | $0 |
| USDA | 0% | $0 |

Conventional loans with less than 20% down carry private mortgage insurance, roughly 0.46% of the loan a year with a 760 credit score and up to about 1.50% at 620 to 639. Unlike FHA insurance, it drops off automatically when the loan balance reaches 78% of the home's original value.

## Worked example: a $380,000 home with Hometown Heroes

A buyer with a 660 credit score and household income under $172,350 buys a $380,000 home in Apopka with an FHA loan.

- Down payment: $380,000 × 3.5% = $13,300
- Base loan: $380,000 − $13,300 = $366,700 (under the $541,287 FHA limit)
- Upfront FHA premium, financed: $366,700 × 1.75% = $6,417.25, so the total loan is $373,117.25
- Closing costs and prepaids: estimated at 3% of the price, $380,000 × 3% = $11,400
- Cash needed: $13,300 + $11,400 = $24,700
- Hometown Heroes: 5% × $366,700 = $18,335, which is between the $10,000 floor and the $35,000 cap
- Cash from the buyer: $24,700 − $18,335 = $6,365

The check: $18,335 + $6,365 = $24,700. We applied the 5% to the base loan; your lender will confirm the exact basis. At the program's 7.125% rate, principal and interest on $373,117.25 over 30 years is about $2,513.76 a month, and the FHA annual premium adds $366,700 × 0.55% ÷ 12 = $168.07. Taxes, insurance and any HOA or CDD are extra.

If the household qualifies for the County's low-income tier instead: a three-person household earning $80,000 is under the $82,750 limit, so the County amount is $40,000. That is $15,300 more than the $24,700 this purchase needs. Ask Orange County Housing how any balance is applied and whether County and state funds may be combined; neither answer was on the pages we read.

Plug in your own price and household size in the [down payment assistance tool](https://moorerealtyapopka.com/tools/down-payment-assistance/).

## What the money costs you

- A second lien on your home. A deferred second mortgage must be paid off when you sell or refinance, which lowers your net proceeds by the full amount.
- A program interest rate that may be higher than the open market. Compare the monthly payment with and without the program.
- Occupancy rules. Move out and rent the home, and the deferred loan comes due.
- Limits on price and loan size that narrow which homes you can buy.

## Questions first-time buyers ask

### How much down payment assistance can I get in Apopka?

Florida Hometown Heroes provides 5% of your first mortgage, from $10,000 to $35,000. Orange County offers $10,000, $40,000 or $70,000 depending on household income. Whether the County program covers homes inside Apopka city limits was not stated on its page; confirm with Orange County Housing.

### Is Hometown Heroes still funded?

Yes, as of November 11, 2026, with more than $15 million of the $50 million round remaining. It is first come, first served and fell by about $10 million between September 21 and November 11, so ask your lender for the current balance.

### Do I have to pay the assistance back?

Hometown Heroes and FL Assist are 0% deferred second mortgages. There is no monthly payment, but the balance is due when you sell, refinance, transfer the deed or move out. FL HLP has a monthly payment. Orange County's repayment terms were not published on the page we read.

### Can I use a USDA loan in Apopka?

Not inside Apopka city limits. Zellwood and Tangerine are reported eligible, and unincorporated addresses in 32703 and 32712 are decided individually. Check the address on the USDA eligibility map.

### What is the smallest down payment on a $380,000 home?

$0 with a VA or USDA loan, $11,400 (3%) with a first-time-buyer conventional loan and $13,300 (3.5%) with FHA at a 580 score or higher. Closing costs are separate, about 2% to 5% of the price.

This guide is general information, not legal, tax, lending or insurance advice. Program amounts, income limits, rates and funding change; only a participating lender and the program administrator can confirm what you qualify for.

 [Check which programs fit you](https://moorerealtyapopka.com/tools/down-payment-assistance/) [See what you can afford](https://moorerealtyapopka.com/tools/affordability/) [Talk to Robert about a first purchase](https://moorerealtyapopka.com/contact/)

Sources: [Florida Housing, Hometown Heroes program](https://www.floridahousing.org/live-local-act/hometown-heroes-program), [Florida Housing, 2026 Hometown Heroes income and loan limits](https://www.floridahousing.org/docs/default-source/programs/homebuyers/hometown-heroes/2026-hometown-heroes-limits-rev-7-13-2026.pdf?Status=Master&sfvrsn=ea4efb3c_3), [eHousingPlus, Florida Housing program highlights and rates](https://www.ehousingplus.com/homeownership/florida-housing-finance-corporation/program-highlights/), [Orange County, Homebuyer Down Payment Assistance](https://ocfl.net/NeighborsHousing/HomebuyerDownPaymentAssistance.aspx), [Orange County Down Payment Assistance flyer](https://www.orangecountyfl.net/Portals/0/Library/Neighbors-Housing/docs/Down%20Payment%20Assistance%20Flyer.pdf), [HUD Mortgagee Letter 2025-23, 2026 FHA loan limits](https://www.hud.gov/sites/dfiles/hudclips/documents/2025-23hsgml.pdf), [VA funding fee and closing costs](https://www.va.gov/housing-assistance/home-loans/funding-fee-and-closing-costs/), [USDA property eligibility map](https://eligibility.sc.egov.usda.gov/eligibility/welcomeAction.do?pageAction=sfp). Checked November 2026.

Robert Moore, REALTOR® is the Broker/Owner of Moore Realty Group, Inc. in Apopka (Florida broker license BK3391152). Questions about anything in this guide? Call or text 352-504-6371. [Apopka real estate broker](https://moorerealtyapopka.com/apopka-real-estate-agent/) · [About Robert](https://moorerealtyapopka.com/about/)