Hometown Heroes, Florida Assist, MassHousing, ONE Mortgage, CHFA Time To Own, RIHousing 15kDPA and local city and county programs, explained in one place for 2026.
Reviewed and updated October 3, 2026 by Ryan and Megan Winslow, Winslow Homes
The biggest barrier to buying is rarely the monthly payment. It is the cash needed at closing. Every state where Ryan and Megan work runs a housing finance agency that offers below market first mortgages paired with down payment and closing cost assistance. Many cities and counties add their own help on top.
Most programs share the same pattern: you use an approved lender, meet income and price limits, complete a homebuyer education course, and live in the home. As Mortgage Bankers with The Federal Savings Bank and brokers in all four states, Ryan and Megan help you match the right program to the right loan and the right house.
The flagship assistance in each state as published by each agency in 2026. Funding levels change, so availability is confirmed at the time you reserve.
| State | Program | Amount | Structure | Pairs with |
|---|---|---|---|---|
| Florida | Hometown Heroes | Up to 5% of the first mortgage, $10,000 minimum, $35,000 maximum | 0% deferred second mortgage, 30 years, due on sale, refinance, transfer or move out | FHA, VA, USDA and conventional first mortgages through Florida Housing |
| Florida | Florida Assist (FL Assist) | Up to $10,000 | 0% deferred second mortgage | Florida Housing first mortgages |
| Florida | Florida Homeownership Loan Program (FL HLP) | Up to $12,500 | 3% fully amortizing second, 30 years with a monthly payment | Florida Housing first mortgages |
| Florida | HFA Preferred / HFA Advantage PLUS | 3%, 4% or 5% of the loan | Forgiven 20% per year over 5 years | Conventional first mortgages only |
| Massachusetts | MassHousing DPA | Up to $30,000 (0% deferred) or up to $25,000 (2% or 3%, 15 years) | Second mortgage | MassHousing first mortgages only |
| Massachusetts | MHP ONE Mortgage and ONE+ | As little as 3% down (5% for 3 family) | No PMI; ONE+ adds extra rate reductions in some communities | Participating lenders |
| Connecticut | CHFA Time To Own | $3,000 to $25,000 | 0%, no payment, 10% forgiven each year over 10 years | CHFA first mortgages |
| Connecticut | CHFA Down Payment Assistance Grant and Second Mortgage Loan | Grant up to the lesser of $25,000 or 3% of the first mortgage; second mortgage up to the lesser of $25,000 or 4% ($25,000 for first-generation or permanently disabled buyers) | Grant is not repaid; second mortgage deferred until payoff, sale or refinance | CHFA first mortgages |
| Rhode Island | RIHousing 15kDPA | $15,000 | 0% deferred loan, due on sale, transfer or move out | RIHousing funded first mortgages |
| Rhode Island | RIHousing FirstGenHomeRI | $25,000 | For first generation buyers (pilot area rules apply) | RIHousing first mortgages |
Florida Housing works through approved lenders statewide. General first-time buyer rules: minimum 640 credit score, approved homebuyer education, county price and income limits, and you cannot have owned and occupied a primary residence in the last three years.
The state's largest program helps full-time employees of Florida based employers in eligible occupations, plus active military and veterans. Eligible fields include health care, education and school staff, first responders, public safety and court employees, and child care workers.
A simple deferred second for buyers who need closing help without a monthly payment.
A larger second mortgage with a small monthly payment.
Forgivable help paired with a conventional loan that offers reduced mortgage insurance.
Salute Our Soldiers is not listed among Florida Housing's current homebuyer programs. Veterans and active military are eligible for Hometown Heroes instead. See our VA loan guide.
The State Housing Initiatives Partnership (SHIP) sends state housing dollars to counties and larger cities, which run their own purchase assistance. Amounts, income tiers and open dates vary by county and often by fiscal year.
The Homebuyer Assistance Program offers purchase and closing cost help for first-time buyers as a 0% deferred loan for a term up to 15 years, funded by CDBG, HOME and SHIP. Files are submitted through Affordable Housing Partners. Call 386-736-5955.
Up to $70,000 for very low income, $40,000 for low income and $10,000 for moderate income first-time buyers. As of September 2026 the program was temporarily closed to new applications, with reopening expected around November 16, 2026.
The county lists an interest free deferred loan of up to $35,000 for first-time buyers who complete HUD certified counseling and contribute at least 1% of the price from their own funds. Separate surtax and Homeownership Assistance Program funds also exist.
Osceola runs a SHIP Purchase Assistance and Down Payment Assistance program that opens in funding rounds announced by public notice. Homebuyer education is required before you apply.
Seminole's Community Development division offers purchase assistance under its published manual and annual flyer, generally for income eligible first-time buyers using a participating lender.
Brevard Housing and Human Services runs a Purchase Assistance Program for income eligible buyers, funded through SHIP and federal sources.
County funds open and close during the year. Ryan and Megan check the current status for the county you are buying in before you write an offer. Search homes in New Smyrna Beach, Orlando or Kissimmee.
Massachusetts has some of the strongest buyer programs in the country, and they work in every city and town. MassHousing assistance can be used on single family homes, condos and 2, 3 or 4 family homes you will live in.
The Boston Home Center offers up to 3% of the price plus eligible closing costs, to a maximum of $50,000, for households under 100% of area median income, and up to 2% to a maximum of $35,000 for households between 101% and 135% of AMI. Assistance is a grant for Boston residents. For non-residents it is a 0% deferred loan as of September 15, 2026. A CHAPA approved Homebuying 101 course is required and household assets must be under $100,000.
The City of Worcester offers limited first-time buyer help, including CDBG down payment assistance of up to $5,000 for households at 80% of area median income or below. Its ARPA program of up to $25,000 has ended. Call the city housing division at 508-799-1400 for current availability. Many surrounding towns also offer local help or partner with MassHousing.
The Connecticut Housing Finance Authority (CHFA) and Rhode Island Housing (RIHousing) both run below market first mortgages through participating lenders, with assistance that sits behind the first mortgage. Connecticut also offers rate discounts for military members, police, teachers and persons with disabilities.
Assistance is almost always a second loan sitting behind a first mortgage. The first mortgage type changes your total cost.
| First mortgage | Minimum down | How assistance fits | Watch for |
|---|---|---|---|
| FHA | 3.5% | Assistance covers the 3.5% and closing costs | Upfront and monthly FHA mortgage insurance |
| VA | 0% | Assistance covers closing costs, prepaids and funding fee gaps | Funding fee unless exempt; condo approval |
| USDA | 0% | Assistance covers closing costs in eligible rural areas | USDA income and location rules |
| Conventional (HFA Preferred / Advantage) | 3% | Forgivable assistance plus reduced mortgage insurance | Credit score drives mortgage insurance cost |
Ryan and Megan review income, household size, credit and the county or town you are targeting against each program's limits.
Finish the approved course early. Certificates are required before closing and sometimes before reservation.
Apply at winslowloan.com. The pre-approval names the program so sellers see a real plan.
Stay under the program purchase price limit and confirm the property type qualifies.
Once under contract, the lender reserves assistance. With Hometown Heroes and county funds, timing matters.
Live in the home. Selling, refinancing or renting it out can make a deferred loan due.
Popular programs can run out in weeks. Be pre-approved and educated before the window opens.
State programs only work through approved lenders. Ask before you apply anywhere.
Deferred is not free. Know what triggers repayment, especially if you may refinance soon.
Some programs count every adult in the household. Surprises late in the process can cost the deal.
State programs do not charge an application fee. Fee requests are a red flag.
Low cash to close does not help if the full payment, including insurance, does not fit your budget.
New funding opened in July 2026 on a first come, first served basis. Funds have run out quickly in past years, so call Ryan and Megan for real time status.
Usually, which often means no ownership in the past three years. Some programs, such as CHFA Time To Own in targeted areas, have exceptions.
Yes. Florida Housing, CHFA and other agencies pair assistance with VA first mortgages through approved lenders.
Most programs are second mortgages that are deferred, forgivable or repaid monthly. Boston grants are a notable exception for Boston residents.
In Massachusetts, MassHousing and ONE Mortgage allow multi-family homes you live in. Rules vary in other states.
Limits vary by county or town, household size and program. Ryan and Megan check the current figures for your exact address.
Ryan and Megan Winslow are licensed brokers in Florida, Massachusetts, Connecticut and Rhode Island with 17 years and 3,000+ homes sold, and Mortgage Bankers with The Federal Savings Bank. Ryan C Winslow NMLS 2426605. Megan Winslow NMLS 2692933.
Call 386-690-5858 or email [email protected]. Read the buyers guide and mortgage options.
Sources: Florida Housing Hometown Heroes, Florida Housing homebuyer programs, Florida Realtors on 2026 housing funding, Volusia County, Orange County, Miami-Dade County, Osceola County, Seminole County, Brevard County, MassHousing, ONE Mortgage overview, City of Boston, City of Worcester, CHFA Time To Own, CHFA DAP, CHFA programs, RIHousing homebuyers, RIHousing 15kDPA. Updated October 2026. Rules change; confirm with Ryan and Megan before you act.
Instant answers on programs, payments, towns and homes, any time, in English or Spanish. Ryan and Megan follow up personally.
Estimates from your inputs only. Not a loan offer, rate quote or approval. Ryan and Megan, Mortgage Bankers with The Federal Savings Bank (NMLS #411500), confirm real numbers.
