You Can Probably Buy Sooner Than You Think
The single biggest myth in real estate is that you need 20% down to buy a home. You don't. Most first-time buyers I work with put down somewhere between 0% and 3.5% — and frequently get a seller or builder to cover a big chunk of the closing costs on top of that. The problem was never the down payment. It's that no one sat down and showed you the programs. That's exactly what I do, and it costs you nothing to find out where you stand.
The renter's reality check
If you're paying rent every month, you're already making a house payment — just on someone else's house. The question isn't "can I afford to buy?" It's "which program gets me into my own home for the least out of pocket?" Let's answer that with real numbers instead of guesses.
Step 1: Pick the Right Loan (This Is Where the Money Is)
Your loan program decides your down payment, your monthly cost, and how much help a seller can give you. Here are the four that matter most for first-time Central Florida buyers:
VA Loan — $0 Down (Veterans & Active Duty)
If you or your spouse served, this is almost always the best loan in the country: zero down, no monthly mortgage insurance ever, and a funding fee that's fully waived for service-connected disabled veterans. As a fellow Marine, this is my home turf. See the full VA loan guide →
USDA Loan — $0 Down (Eligible Areas)
One of the last true zero-down loans, for homes inside the USDA-eligible boundary — which covers a lot of suburban Central Florida (Geneva, Chuluota, parts of Sanford, and Lake/Volusia towns). Income limits apply. See the full USDA guide →
FHA Loan — 3.5% Down
The classic first-time-buyer loan: just 3.5% down, flexible credit requirements, and it works almost anywhere. A strong option when VA and USDA don't fit. We'll compare it against conventional to see which is cheaper for you long-term.
Conventional — as low as 3% Down
First-time-buyer conventional programs can go as low as 3% down, and once you reach 20% equity the mortgage insurance drops off (unlike FHA). Often the best long-term cost if your credit is solid.
Step 2: Stack Down-Payment Help & Seller Credits
On top of a low-down loan, first-time buyers can often layer on assistance and credits that shrink your out-of-pocket even further:
- Down-payment assistance (DPA) — state and county programs that help cover down payment or closing costs. Availability depends on funding.
- Seller-paid closing costs — very common in today's market; a motivated seller covers part of your costs.
- Builder incentives & rate buydowns — on new construction, builders are paying to buy down your rate and cover closing costs right now. See how new-construction incentives work →
About Florida Hometown Heroes & local DPA
Programs like Florida Hometown Heroes and county assistance (such as Orange County's) come and go as funding is allocated — and when they reopen, the money moves fast. I don't market a program as "available now" unless it truly is. What I can do is get you pre-qualified and buyer-ready now, so the moment a round opens, you're first in line instead of scrambling. Program status and figures change; we confirm what's live and what you qualify for with your lender before relying on it.
Step 3: The Home-Buying Process, Start to Keys
Here's the path we'll walk together — I quarterback the whole thing so you never feel lost:
- 1. Free strategy call. We talk budget, timeline, and goals. No pressure, no obligation.
- 2. Get pre-approved. I connect you with a lender who works first-time programs daily. This tells us your real numbers and makes your offers competitive.
- 3. Match program to home. We pick the loan + assistance stack that gets you in for the least out of pocket, then target homes that fit it (including new construction).
- 4. Tour & make offers. I negotiate price, seller credits, and terms on your side.
- 5. Inspection, appraisal, underwriting. I manage the deadlines and the problems so the deal doesn't die.
- 6. Close & get your keys. You walk in an owner, not a renter.
Why first-time buyers work with me
I've spent 20+ years in Central Florida real estate, I came up through the mortgage and title side of the business, and I'm a Marine who doesn't waste your time. First-time buyers get my patience, the real math in writing, and a straight answer to every "is this normal?" question — because it's your biggest purchase, and you deserve to understand every step.
See What You Actually Qualify For
Tell me a little about your situation and the area you're eyeing. I'll help you map the loan + assistance stack that gets you into your first home for the least out of pocket — no pressure, no spam.
You're All Set!
I'll reach out to map your first-home plan.
First-Time Buyer FAQ
How much money do I really need?
Often far less than you think. Down payments range from 0% (VA or USDA) to 3–3.5% (conventional or FHA), and closing costs can frequently be covered by seller or builder credits. The only way to know your real number is to run it — which I'll do with you for free.
Is there down-payment assistance in Florida?
Yes, though it depends on funding. State programs (Florida Hometown Heroes) and county programs open and close as money is allocated. Get pre-qualified and buyer-certified now so you're ready to move the instant a round opens — they go fast. I'll point you to what's actually live.
What credit score do I need?
It varies by loan. FHA is the most flexible on credit; VA and conventional have their own guidelines. Don't disqualify yourself in your head — let a lender pull the real picture. If you're not quite there yet, I'll help you build a short plan to get ready.
Does it cost me anything to work with you?
Usually nothing out of pocket — buyer representation is typically paid from the listing-side commission. Since the 2024 NAR changes we sign a buyer-broker agreement upfront that spells out compensation clearly. I'll walk you through it at our first meeting.
Should I buy new construction or resale for my first home?
Both can work — new construction often comes with builder incentives, rate buydowns, and no repairs, while resale can offer more space per dollar. I'll compare real options for your budget. See my new construction guide for how the incentives stack.