Buyer guide · Florida
From pre-approval to keys: a Florida timeline for Hometown Heroes buyers
A Florida-specific timeline for buying with Hometown Heroes: what to do before you shop, the 60-day reservation clock, inspections, insurance, closing and the March 1 homestead deadline.
Before you shop: two to six weeks
The buyers who close smoothly in Florida do the dull work early. Here's the pre-shopping list:
- Confirm the job test. You need full-time work for an eligible Florida employer at a brick-and-mortar location, such as a school, hospital, fire or ambulance service, law enforcement agency, court or licensed child care facility. Active military and veterans working full-time in Florida qualify too. Remote workers don't, and hybrid workers qualify only if they're on-site at least three days a week.
- Gather proof. Paystubs showing full-time hours, or an employer verification with your Florida work address. Offer letters aren't accepted.
- Check your credit against the 640 minimum, or 660 for a manual underwrite.
- Take the homebuyer education course. One occupying borrower needs a HUD or National Industry Standards course before closing, and the certificate is good for two years. Veterans and active military are exempt except on the conventional products.
- Look up your county's income limit. Ask whether your lender uses the TBA or Bond option; our TBA vs. Bond guide explains why it matters.
Pre-approval: one to two weeks
Find a participating loan officer through Florida Housing's lender locator. There's no fee to apply for Hometown Heroes itself; be wary of anyone who says otherwise.
One thing pre-approval doesn't do: reserve program money. Funds are first-come, first-served and can only be reserved after you have a fully signed purchase contract. The FY 2026-27 round opened July 13, 2026 with $50 million. The prior $50 million round was fully committed by February 2026, so ask your lender for a funding update before you write offers.
If you'll use county help too, start that application now. Some programs, like Jacksonville's Headstart to Homeownership, want approval before you sign a contract.
House hunting: as long as it takes
Shop with Florida's real costs in mind, not just price:
- Ask for the roof age and any existing wind mitigation or four-point report.
- Read the seller's flood disclosure early.
- For condos, ask about the milestone inspection and reserve study before you offer. See our condo guide.
- Stay under any local program's price cap.
Contract signed: the clock starts
With a signed contract, your lender reserves the Hometown Heroes first and second mortgage. From that reservation, the loan must close and be purchased within 60 days, with one 30-day extension available. Plan your closing date with that window in mind.
Inspection period: usually the first one to two weeks
This is Florida's busiest stretch. Do these in parallel:
- Home inspection, plus a four-point and wind mitigation report if insurers will want them. Citizens requires a four-point on homes more than 20 years old.
- Insurance quotes from an independent agent, with hurricane deductibles shown. Our insurance guide explains the Citizens rules.
- Flood quote if the home is in a high-risk zone or you expect a Citizens policy.
- Condo documents if it's a condo, read within the cancellation window.
If the insurance numbers break your budget, this is the time to renegotiate or walk.
Appraisal and underwriting: two to four weeks
The lender orders the appraisal and verifies everything. Expect a fresh check of your employment; keep working full-time at the same eligible employer through closing. Don't open new credit, change jobs or move savings around without asking your loan officer.
Your lender also confirms the second mortgage amount. It's 5% of the first mortgage, with $10,000 for loans of $200,000 or less and $35,000 at a $700,000 loan.
Closing week
You'll get your Closing Disclosure at least three business days before closing. Check three Florida lines:
- Deed doc stamps, assigned by your contract
- Mortgage note stamps and intangible tax, which Hometown Heroes mortgages are exempt from
- Prepaid insurance and the escrow deposit
Our closing cost guide has a worked example. Bring certified funds or wire per your title company's verified instructions.
After closing: the dates that protect you
| When | What |
|---|---|
| Within 60 days | Move in; the home must be your primary residence |
| Right away | Update your driver's license and voter registration |
| By March 1 | File for homestead exemption with the county property appraiser |
| August | Review the TRIM notice against your escrow |
| Each renewal | Re-shop insurance and file wind mitigation updates |
Our homestead guide explains why a January 1 move-in date matters.
A realistic total
The 60-day reservation window means your contract-to-closing stretch has to fit inside about two months, or three with the extension. Add the prep work and the search, and a few months from first call to keys is a sensible plan. Want to know where you stand today? Check your eligibility.
Questions we hear
When are Hometown Heroes funds reserved?
Only after you have a fully signed purchase contract. Pre-approval doesn't reserve funds, and the program is first-come, first-served.
How long do I have to close a Hometown Heroes loan?
The loan must close and be purchased within 60 days of the reservation, with one 30-day extension available.
Do I need a homebuyer class for Hometown Heroes?
Yes, one occupying borrower must complete a HUD or National Industry Standards course before closing; certificates are valid two years. Veterans and active military are exempt except on the conventional products.
Can I use an offer letter for a new job?
No. Hometown Heroes requires paystubs or an employer verification showing current full-time employment at a Florida location. Offer letters aren't accepted.
When do I have to move in after closing?
Within 60 days, and the home must stay your primary residence. File for homestead exemption by March 1 of the following year.
Keep reading
- Your first Florida homestead: the exemption, the cap and the new rules
- Florida homeowners insurance, explained for a first-time buyer
- The wind mitigation report: Florida's most useful one-page inspection
- Flood insurance and your first Florida home: what to check before you sign
- Doc stamps, intangible tax and the rest of a Florida closing statement
- Your first Florida condo: reading the building before you buy the unit
- SHIP down payment help: Florida's county-by-county second chance
- Hometown Heroes has two versions. Here's how to tell which one fits
- Florida's down payment second mortgages, sorted by what you'll owe later
