How to Buy a Home in Orlando With No Down Payment in 2026

The number one reason people in Orlando say they cannot buy a home right now is the down payment. They are waiting to save up 10 or 20 percent, watching prices move, and wondering if they will ever catch up. What most of them do not know is that there are legitimate programs available right now that allow you to buy with little or nothing down.

I am not talking about risky loan structures or gimmicks. I am talking about government-backed and state-funded programs designed specifically for this situation. Here is what is actually available in 2026.

Option 1: VA Loan (Best Zero-Down Option Available)

If you have served in the military, are currently active duty, or are a surviving spouse, the VA loan is the single most powerful homebuying tool on the market. Zero down payment, no private mortgage insurance, and typically lower interest rates than conventional loans.

There is a funding fee (between 1.25% and 3.3% of the loan amount depending on your situation), but it can be rolled into the loan so you do not pay it at closing. Veterans with a service-connected disability rating have the fee waived entirely.

On a $380,000 home in the Orlando market, that means you could close with as little as your closing costs covered, which we can often negotiate the seller to cover as well. I have helped buyers close on homes in this market with under $3,000 out of pocket using a VA loan and seller concessions structured correctly.

Option 2: USDA Loan (For Certain Orlando-Area Zip Codes)

The USDA Rural Development loan is another true zero-down option. The catch is that the property has to be in a USDA-eligible area. Parts of the greater Orlando metro, including some areas of Osceola County, St. Cloud, and communities further from downtown, do qualify.

Income limits apply as well, typically around 115% of the area median income. For a family of four in Orange County, that is approximately $112,000 in household income. If you are under that threshold and open to certain areas, USDA is worth a serious look.

Option 3: Florida Housing Finance Corporation (FL HFA) Programs

Florida has state-run down payment assistance programs that pair with FHA or conventional loans. The Florida Assist and Florida HLP programs offer second mortgage down payment assistance of up to $10,000. The assistance is typically structured as a 0% interest deferred loan, meaning no monthly payments and no interest due until you sell, refinance, or pay off the first mortgage.

These programs have income and purchase price limits, but they are regularly updated. The 2026 limits in Orange County allow for purchase prices up to $420,000 in most scenarios, which covers a real portion of the Orlando market.

Option 4: Hometown Heroes

Florida's Hometown Heroes program was built specifically for first responders, educators, healthcare workers, and other community workforce professionals. It provides up to 5% of the loan amount (capped at $35,000) in down payment and closing cost assistance.

To qualify you need to be a full-time employee in an eligible occupation, meet income limits, and complete a homebuyer education course. The program is paired with a 30-year fixed rate first mortgage and is one of the most generous assistance programs in the state.

What Most People Get Wrong About These Programs

The biggest mistake I see is people assuming these programs mean a higher rate or a worse deal overall. That is not always true. When structured correctly, down payment assistance combined with a well-priced first mortgage can put you in a home for less monthly than you are paying in rent, with equity building from day one.

The second mistake is waiting. These programs have funding caps and income limits that can shift. The people who benefit most are the ones who get the information, check their eligibility, and move when the timing is right instead of assuming they are not qualified.

How I Help Buyers in Orlando Navigate This

My job is not just to get you approved. It is to build the right structure around your situation. Sometimes that is a VA loan with seller-paid closing costs. Sometimes it is layering Florida HFA assistance with an FHA loan. Sometimes it is identifying that you qualify for Hometown Heroes and did not know it.

I have helped 600+ families in Florida close on homes. A lot of them started that first conversation convinced they could not buy yet. Most of them were wrong.