Palm Beach & Orlando Down Payment Assistance 2026 Guide

Quick answer: what Palm Beach and Orlando offer first-time buyers in 2026

Why Florida's two biggest assistance markets matter more in 2026

Home prices in Palm Beach and Orlando have kept climbing while wages have not, and the math for first-time buyers has been brutal. The good news: Florida's down payment assistance landscape in 2026 is the most generous it has been in years. Palm Beach County just launched a new $50,000 Homebuyer Match Pilot Program, and Orlando's layered stack now goes up to $70,000 through Orange County and $45,000 through the City of Orlando.

The catch is timing. Program funds are released in cycles, lottery slots fill fast, and first-time Florida buyers often move too slowly on these programs — usually only asking about assistance after they're already under contract, which is too late. This guide walks through what is actually available in each market, how the two compare, and the order of operations you need to follow.

Quick start: pick your path

Before you read the detail, figure out which track applies to you:

Palm Beach County: what is actually available in 2026

SHIP (State Housing Initiatives Partnership) is funded by Florida and administered by the county. HOME is a federal program administered through HUD. Each can provide up to $100,000 for eligible first-time buyers, usable for down payment, closing costs, gap financing, and in some cases minor repairs.

How the Palm Beach structure works

Assistance is a 30-year deferred-payment second mortgage at 0% interest — no monthly payments on the assistance amount. Stay in the home as your primary residence for the full term and the loan is forgiven. If you sell, refinance, or move out before then, the balance may be due. The 2026 SHIP purchase price cap is roughly $568,557.

The new Homebuyer Match Pilot Program

Launched in March 2026, this program matches up to $50,000 against a buyer's contribution of at least $10,000. Funds may be used for down payment, points buydown, closing costs, or repairs. Phase 1 selected 60 applicants by lottery. Future phases may follow — ask your lender about current availability.

Understanding how your down payment affects what you can actually afford matters here too. Assistance shrinks your cash-to-close, but it does not change the size of your first mortgage or how much house your income supports.

Orlando and Orange County: the layered assistance stack

The City of Orlando program is the cleanest entry point if you're buying inside Orlando city limits. Award amounts step with household income: very-low-income buyers may receive up to $70,000 through the county stack, low-income buyers up to $40,000, and moderate-income buyers around $10,000. City of Orlando forgiveness typically runs about 10 years.

The Orange County programs

The Orange County Down Payment Assistance Program serves buyers across the broader Orlando metro, but you must have lived in Orange, Osceola, Lake, Polk, Brevard, Seminole, or Volusia County for at least 12 months before applying. The purchase price cap sits around $345,000. Credit score minimum is 620, and you must contribute $500 to $1,000 of your own funds depending on tier.

The Orange County Mortgage Assistance Program (MAP) runs alongside. MAP offers up to $80,000 as a 30-year deferred-payment second mortgage at 3% simple interest, capped at households earning up to 80% of Area Median Income, with a 1% minimum borrower contribution. Pairing either program with the right FHA, VA, USDA, or Conventional first mortgage pairings determines how much total assistance you can actually access.

Palm Beach vs Orlando: the side-by-side numbers

Palm Beach's single-program maximums are higher, but Orlando's layering flexibility often means buyers stack more total assistance from multiple smaller programs. Purchase price caps also differ meaningfully — Palm Beach's $568K SHIP cap covers most of the county, while Orlando's $345K Orange County cap is more restrictive in a rising market.

Before you commit, look honestly at your numbers. Your total out-of-pocket cost at closing is not just your down payment — you will also need to cover closing costs, escrow reserves, and inspections. Understanding what your out-of-pocket closing costs actually look like helps you size how much assistance you actually need.

A practical rule: if your household income falls in the moderate tier (80–140% of Area Median Income) and you're buying above $400,000, Palm Beach County's SHIP program often provides more leverage. If your household income is low-to-moderate and you're open to homes under $345,000 anywhere in the Orlando metro, the layered Orange County stack often delivers more total cash to close.

How to apply: the six-step roadmap for either market

The sequence below works for both markets — and it matters more than the programs themselves. Skipping a step, or doing them out of order, is the single biggest reason qualified buyers lose access to assistance.

1. 1
   Confirm first-time buyer status and residencyYou are a "first-time buyer" if you have not owned a primary residence in the past three years. Confirm this, and confirm you meet any residency requirement (12 months in Central Florida for Orange County programs).
2. 2
   Get pre-approved with a DPA-participating lenderNot every lender participates in Florida Housing or county assistance programs — confirm participation before you start shopping. You must have a first mortgage pre-approval letter in hand before you can apply for down payment assistance in Palm Beach County or Orlando.
3. 3
   Complete a HUD-approved homebuyer education courseEvery Florida program requires a HUD-approved homebuyer education certificate. Courses are typically 6 to 8 hours, available online, and cost around $75 to $100. Do this early.
4. 4
   Attend program orientation or submit intakePalm Beach County requires a mandatory virtual orientation before applying. Orlando and Orange County use an intake form through their housing department portals. Check your target county's schedule as soon as pre-approval starts.
5. 5
   Find a home within the purchase price capMake sure you are working to bring your credit score above 640 before applying — that is the effective lender minimum for most Florida DPA programs. Once you find a home, your lender submits the assistance enrollment with your loan file.
6. 6
   Submit the full application and closeWith pre-approval, education certificate, orientation complete, and a signed purchase contract, you can submit the full assistance application. Closing typically happens 35 to 55 days after you go under contract.

Mistakes that cost Florida buyers their assistance

Most disqualifications happen for predictable reasons:

• Waiting until you're under contract to ask about DPA. Assistance must be built into your loan file from pre-approval. Applying late usually means starting over.
• Choosing a lender who doesn't participate in Florida Housing programs. Not every lender is eligible. Always ask upfront.
• Missing the 12-month Central Florida residency requirement. If you moved to Orlando from out of state less than a year ago, you may not qualify for Orange County programs yet.
• Buying above the program's purchase price cap. Even $1,000 over the cap disqualifies you from that program entirely.
• Assuming assistance is a cash grant. Most Florida DPA is a forgivable or deferred second mortgage. Selling or refinancing early may trigger full repayment.
• Leaving the homebuyer education course until the last minute. Many buyers scramble to complete it during underwriting and delay closing.

For a deeper walkthrough, see the bigger list of mistakes first-time Florida buyers make. For complex files — self-employed borrowers, foreign nationals, or buyers with credit challenges — the Pegasus USA lending team specializes in helping buyers navigate these scenarios.

Frequently asked questions about Florida down payment assistance

For more answers on Florida mortgage questions, see more answers in our mortgage FAQ.

Sources & References

1. Palm Beach County Department of Housing and Economic Development — SHIP Purchase Assistance Program. discover.pbc.gov
2. Palm Beach County Housing Finance Authority — Own a Home Opportunity Program. pbchfa.org
3. Orange County Neighbors & Housing — Homebuyer Down Payment Assistance. orangecountyfl.net
4. Orange County Housing & Community Development — Mortgage Assistance Program (MAP). ochcd.org
5. City of Orlando — Down Payment Assistance Program. orlando.gov
6. Florida Housing Finance Corporation — Homebuyer programs. floridahousing.org
7. U.S. Department of Housing and Urban Development — HOME Investment Partnerships Program. hud.gov