First Time Home Buyer in Florida: Programs, FHA and Mortgage Rates Explained
A first time home buyer in Florida is, for Florida Housing programs, someone who has not owned a home in the past 3 years. Program rules decide the edge cases. MortgageCS is a Florida-licensed mortgage broker (Florida Mortgage Broker License MBR3035, NMLS ID # 1464766). We shop loan options from multiple wholesale mortgage companies and arrange your loan. We work by phone and video from 418 Merion Dr, Newtown, PA 18940. We do not have a Florida office.
This page is the guide for first time home buyer Florida questions, for FHA in Florida, and for what moves Florida mortgage rates. It does not publish a rate, an APR, or a payment.
First-time home buyer programs in Florida
Florida Housing offers first mortgages and down payment help, including FL Assist, only through its participating mortgage companies. Its overview lists a minimum credit score of 640, homebuyer education, and county income and price limits. MortgageCS is not on Florida Housing's participating list dated 8/4/2026, so this section is information, not an offer. The official page is the Florida Housing homebuyer overview.
Hometown Heroes
Hometown Heroes is for eligible Florida workers (health care and school staff are examples), plus servicemembers and veterans, again only through participating companies. This page does not print a dollar amount or a rate for it. See Hometown Heroes.
Local programs in Miami, Tampa, Orlando and other cities
City programs differ, and MortgageCS is not the participating company for them. Start with Miami, Tampa, and Orlando. Orange County's down payment assistance is closed, with an anticipated reopening around March 1, 2027, subject to state SHIP funding. The City of Orlando is not accepting new down payment assistance applications. Other city pages that are up include Jacksonville, St. Petersburg, and Fort Lauderdale. HUD lists assistance by county at HUD Florida.
If a program fits, or does not
We compare a standard FHA or conventional option against a program quote and point you to the program's participating list. We do not imply that we can submit the program loan.
FHA loans in Florida
FHA can suit buyers who need more flexible credit guidelines. The loans use mortgage insurance. This page does not state a down payment amount or percentage.
2026 Florida FHA limits
For 2026, the FHA one-unit limit in Miami-Dade is $667,000. Other counties are different, and counties that are not above the floor use the floor. The county table is on loan limits and the FHA loans page. HUD's lookup is the source to re-check before you rely on a county that is not Miami-Dade.
FHA and condos
Project eligibility matters for an FHA condo. This page does not restate HUD's condo rules. Confirm the current rule before you count on a building.
What moves mortgage rates in Florida
Florida mortgage rates on this page stay educational. There is no table and no sample rate.
Your scenario
Credit, loan type, occupancy, and property (condo versus single-family) all change the price a lender offers.
Points, credits and lock timing
Points and credits trade cash at closing against the rate. The lender locks your rate.
Why online rate tables differ from a real quote
Tables use a sample borrower. A quote uses your file. Mortgage rates, rate monitoring, and refinancing are the next pages. None of them replace the lender's lock.
Other loan options we can shop for you
We can also shop conventional loans, VA loans, and jumbo loans.
Florida closing costs: documentary stamp taxes and insurance
Deeds are generally taxed at $0.70 per $100. Miami-Dade uses $0.60 plus a $0.45 surtax, and that surtax does not apply to single-family-only transfers. Notes and mortgages are generally $0.35 per $100. The note tax is capped at $2,450, and there is no cap on mortgages. Insurance can be a large cost. This page does not print a premium. Re-check the wording on floridarevenue.com the day you use a figure. Our closing costs page covers the Loan Estimate pieces.
Florida loan limits for 2026
The 2026 conforming baseline is $832,750, including Miami-Dade, Hillsborough, and Orange in the site's loan-limits data. Loan limits and the FHFA conforming loan limit data are the sources. 2027 figures usually come out in late November.
How a Florida mortgage broker works for you
We arrange loans with third-party lenders and do not make loans. The lender underwrites, decides, locks, closes and funds. A mortgage broker and a lender do different jobs: the lender funds the loan.
Grant programs, licensing, and testimonials are the related company pages. Ben Stucker (NMLS ID # 168345) is on the team page.
Florida Mortgage Broker License #MBR3035. NMLS ID # 1464766.
Cities We Serve
Alachua County
Bay County
Brevard County
Duval County
Escambia County
Hernando County
Lake County
Lee County
Leon County
Marion County
Miami-Dade County
Orange County
Osceola County
Palm Beach County
Pinellas County
Polk County
St. Lucie County
Volusia County
Buying your first home in Florida? Talk it through with a real person. We'll compare FHA, conventional and VA options side by side and explain doc stamps and insurance before you're under contract. If a Florida Housing or city program might fit better, we'll tell you where to look.
A real person replies, usually the same business day.
MortgageCS is a mortgage broker and does not make credit decisions. Each loan is subject to the lender's underwriting guidelines, property eligibility and borrower qualification, and not all applicants will qualify. Loan terms and availability are set by the lender and may change.
Rates For Us, LLC d/b/a MortgageCS, 418 Merion Dr, Newtown, PA 18940, (215) 987-2602. NMLS ID # 1464766 (www.nmlsconsumeraccess.org). Florida Mortgage Broker License MBR3035, Florida Office of Financial Regulation. MortgageCS is a mortgage broker: we arrange loans with third-party lenders and do not make loans. Equal Housing Opportunity.
Frequently asked questions
Who counts as a first time home buyer in Florida?
For Florida Housing Finance Corporation's homebuyer programs, you generally must meet the IRS definition of a first-time homebuyer: you can't have owned and occupied your primary residence in the three years before you buy. Those programs also require a minimum credit score of 640, homebuyer education, and income and purchase price under the limits for your county. Check Florida Housing's current rules, since they can change.
Can I use Florida Housing or Hometown Heroes through MortgageCS?
No. Florida Housing's homebuyer loans, down payment assistance and Hometown Heroes program are offered only through its participating mortgage companies, and MortgageCS is not on that list. We also don't participate in the Orange County or City of Orlando down payment assistance programs. We can explain how these programs work and set a standard FHA or conventional option beside a program quote so you can compare.
What are the 2026 FHA loan limits in Florida?
For a one-unit home in 2026, HUD's FHA limit is $667,000 in Miami-Dade, Broward and Palm Beach counties, $764,750 in Collier County and $990,150 in Monroe County. Several other counties are also above the floor, including Martin, St. Lucie, Okaloosa and Walton ($603,750), the Jacksonville-area counties of Baker, Clay, Duval, Nassau and St. Johns ($580,750), and Manatee and Sarasota ($547,400). All other Florida counties use HUD's 2026 floor of $541,287. Limits are set by county and change each year, so check your county with HUD's loan limit lookup or ask us.
Is an FHA loan a good fit for a first time home buyer in Florida?
It can be. FHA loans are insured by the Federal Housing Administration and have their own credit and property guidelines, which differ from conventional loans. They also carry FHA mortgage insurance, and condos have their own FHA eligibility rules. We compare FHA, conventional and VA options side by side for your situation. The lender, not MortgageCS, decides whether you qualify and on what terms; not all borrowers qualify.
Why don't you list Florida mortgage rates on this page?
Because Florida mortgage rates depend on your scenario: your credit, the loan type, whether the home is your primary residence or a second home, the property type, such as a condo or single-family home, and any points or credits you choose. A rate posted without those details wouldn't tell you what you would be offered. A licensed loan officer can compare options for your situation, or we can watch rates for you through our rate monitoring service.
What are documentary stamp taxes in Florida?
Florida's documentary stamp tax on deeds is $0.70 per $100 of the price in every county except Miami-Dade, where it is $0.60 per $100, plus a $0.45 per $100 surtax unless the deed transfers only a single-family home. Notes and mortgages are taxed at $0.35 per $100. The tax on a note is capped at $2,450, but there is no cap on the tax due on a mortgage.
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