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Buyer guide · Florida

SHIP down payment help: Florida's county-by-county second chance

Florida's SHIP program funds county and city down payment help. How it works, how it layers with Hometown Heroes, and the status of major county programs in late 2026.

The short version: SHIP sends state housing money to every Florida county and the larger cities, and most of them run purchase assistance with it. Amounts, income limits and forgiveness rules vary widely, and many programs open and close with funding. Other agencies' assistance can sit in third position behind a Hometown Heroes loan, so a SHIP award can stack on top of the state program where the local rules allow.

What SHIP is

The State Housing Initiatives Partnership program, created by the 1992 William E. Sadowski Affordable Housing Act, is the reason almost every Florida county has some form of down payment help. Florida Housing sends SHIP money to local governments by a population formula, with a minimum of $350,000 per county. The FY 2026-27 state budget set aside $165.7 million for it.

The state sets the guardrails, per Florida Housing:

  • At least 65% of the money goes to homeownership.
  • At least 75% goes to construction-related activities, which includes buying, building and repairing homes.
  • At least 30% serves very-low-income households (up to 50% of area median income) and another 30% low-income households (up to 80%). The rest can serve households up to 140%.
  • Each local government writes a Local Housing Assistance Plan, or LHAP, that sets its own amounts and terms.

That last point is the whole story. SHIP is one funding stream with dozens of local rulebooks.

How SHIP fits with Hometown Heroes

Hometown Heroes can't be combined with Florida Housing's other down payment loans. But other agencies' stand-alone assistance is allowed in third-lien position, behind the Hometown Heroes first and second mortgages. A county SHIP loan is the most common example.

That makes SHIP the natural second layer for an eligible teacher, deputy or nurse. Hometown Heroes covers 5% of the loan, from $10,000 to $35,000, and a SHIP award can fill the rest of the gap. Each local program decides whether it accepts that structure, so ask both your lender and the county before you count on it.

Where major programs stood in fall 2026

SHIP programs move fast. This snapshot reflects what each program's own page or plan showed in November 2026:

AreaProgramUp toStatus
City of MiamiFirst-Time Homebuyer (SHIP/HOME)$130,002 by bedroom count; $494,000 price capOpen since Sept. 14, 2026
City of TampaDARE$50,000, forgiven after 20 yearsOpen
Pinellas CountyDown Payment Assistance$75,000; $394,000 price capOpen
Pasco CountyDPA$65,000; $330,000 price capOpen
Duval CountyHeadstart to Homeownership$25,000Subject to funding
Orange CountyDown Payment Assistance$70,000Closed; reopening expected March 1, 2027
Volusia CountyHomebuyer Assistance$75,000Paused through at least Dec. 31, 2026
Seminole and OsceolaPurchase Assistance$145,000 / $125,000Closed
Palm Beach CountySHIP Purchase Assistance$100,000Closed after last cycle filled

Orange County's notice is a useful warning: its closure was extended because state SHIP funds hadn't yet been disbursed for the new fiscal year. Other counties may face the same timing.

Six patterns across the local rulebooks

  1. Forgiveness varies a lot. Tampa forgives DARE after 20 years in the home. Pinellas forgives after 30 years but requires full repayment if you sell earlier. Osceola forgives 20% a year in years six through ten.
  2. Price caps can be tight. Pasco's $330,000 and Pinellas's $394,000 are well below what the state program allows.
  3. Counseling comes first. Tampa wants you working with an approved counseling agency before you go under contract.
  4. Some programs say don't sign yet. Jacksonville's Headstart program tells buyers not to sign a sales contract before approval.
  5. Asset limits are common. Pinellas caps liquid assets at $50,000; Tampa's DARE caps them at $20,000.
  6. Lenders often apply for you. Several counties take applications through a lender portal, so pick a lender who already works with your county.

Extra help for essential workers

Several local plans give public-service workers a bump. Deltona lets Essential Service Personnel qualify up to 140% of area median income instead of 120%. Collier County's plan adds $10,000 at each income tier for them. St. Petersburg gives essential services personnel priority when its SHIP funds reopen. The City of Orlando's program exempts teachers and public safety workers from the three-year first-time buyer rule, though it wasn't taking applications in late 2026.

Each local plan defines who counts as essential, so ask how your job is classified.

How to work the SHIP system

  1. Find your county's program, and your city's if you're buying inside a large city. They are often separate.
  2. Check the status line first. Open, waitlist and closed change month to month.
  3. Compare the income limit to your household, not just your paycheck.
  4. Note the price cap before you tour homes.
  5. Take the required class early; some certificates must be dated before you apply.
  6. Ask a participating lender whether it will layer SHIP behind Hometown Heroes.

Want to compare how each type of second mortgage gets repaid? Read our guide to Florida's down payment seconds. Then check your eligibility.

Questions we hear

What is the SHIP program in Florida?

The State Housing Initiatives Partnership program sends state housing funds to counties and larger cities by formula. At least 65% must go to homeownership, and each local government sets its own assistance amounts in a Local Housing Assistance Plan.

Can I use SHIP with Hometown Heroes?

Often. Hometown Heroes allows other agencies' stand-alone assistance in third-lien position. Each local program decides whether it accepts that, so confirm with the county and your lender.

Is SHIP money a grant?

Usually it's a 0% deferred loan that is forgiven over time if you stay in the home, but terms vary. Some programs require full repayment if you sell or refinance early.

Why is my county's SHIP program closed?

Many programs pause when funds run out or before new-year funds arrive. Orange County extended its closure into 2027 because state SHIP funds for the new fiscal year hadn't been disbursed.

What income can I have for SHIP help?

Programs can serve households up to 140% of area median income, but many local programs stop at 80% or 120%. Limits depend on household size and the county.

Free printable: the Florida homebuyer checklist. Rules, paperwork, steps and lender questions on one sheet. Get the checklist

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