Homebuyer Programs in Four Corners, FL (2026)
Four Corners is a rapidly growing unincorporated community in Central Florida situated at the intersection of Orange, Osceola, Polk, and Lake counties near Walt Disney World, with a population of approximately 72,000 and a median home price around $410,000. While Four Corners does not have its own city-funded assistance programs, buyers in the Osceola County portion can access the Osceola County SHIP Purchase Assistance Program for up to $100,000 depending on income level. Buyers whose property falls in the Orange County portion may qualify for the Orange County Down Payment Assistance Program offering up to $70,000 or the Orange County Mortgage Assistance Program offering up to $80,000. At the state level, the Florida Hometown Heroes program provides up to $35,000 and the Florida Assist program offers $10,000. By combining county and state programs, eligible Four Corners homebuyers could access well over $100,000 in total assistance.
Top Homebuyer Programs in Four Corners
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| OCHFA Homebuyer Program | Deferred Loan | Down payment and closing cost assistance combined with competitive first mortgage rates | Yes | View → |
| Orange County Down Payment Assistance Program | Deferred Loan | Up to $70,000 (very low income), $40,000 (low income), or $10,000 (moderate income) | Yes | View → |
| Orange County Mortgage Assistance Program (MAP) | Deferred Loan | Up to $80,000 | Yes | View → |
| Osceola County SHIP Purchase Assistance Program | Deferred Loan | Up to $100,000 depending on income tier (Very Low at 50% AMI, Low at 80% AMI, Moderate at 120% AMI) | Yes | View → |
| FHA Loans | Government-Insured Mortgage | Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026) | No | View → |
| FHLBA Community Partners Product | Forgivable Loan | Up to $20,000 in home purchase assistance for down payment and closing costs | No | View → |
| FHLBA First Time Homebuyer Product | Forgivable Loan | Up to $17,500 in home purchase assistance for down payment and closing costs | Yes | View → |
| FHLBA Workforce Housing Plus+ | Forgivable Loan | Up to $15,000 in home purchase assistance for down payment and closing costs | No | View → |
| Good Neighbor Next Door (HUD) | Government Property Sale Program | 50% discount off the list price of HUD-owned homes | Yes | View → |
| Home Possible Mortgage (Freddie Mac) | Government-Guaranteed Mortgage | Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment | No | View → |
| HomeReady Mortgage (Fannie Mae) | Government-Guaranteed Mortgage | Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment | No | View → |
| HUD $100 Down Program | FHA-Financed HUD REO Purchase | Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs. | No | View → |
| USDA Rural Development Loans | Government-Guaranteed Mortgage | 100% financing (no down payment required); loan amount up to appraised value | No | View → |
| VA Loans | Government-Guaranteed Mortgage | No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026) | No | View → |
| Habitat for Humanity Greater Orlando & Osceola County | Zero-Interest Loan | Affordable home purchase with 0% interest mortgage; mortgage payments never exceed 30% of household income | No | View → |
| NACA Purchase Program (Orlando) | Grant | No down payment, no closing costs, no PMI, no fees, below-market fixed interest rate | No | View → |
| NeighborWorks Orange County Homebuyer Assistance | Deferred Loan | Down payment assistance available through counseling and program matching | No | View → |
| Florida Assist (FL Assist) Second Mortgage Program | Deferred Loan | Up to $10,000 | Yes | View → |
| Florida HFA Preferred and Advantage PLUS Program | Forgivable Loan | 3%, 4%, or 5% of the first mortgage loan amount | Yes | View → |
| Florida Hometown Heroes Housing Program | Deferred Loan | Up to 5% of first mortgage loan amount, minimum $10,000, maximum $35,000 | Yes | View → |
- Type:
- Deferred Loan
- Amount:
- Down payment and closing cost assistance combined with competitive first mortgage rates
- First-time only:
- Yes
- Type:
- Deferred Loan
- Amount:
- Up to $70,000 (very low income), $40,000 (low income), or $10,000 (moderate income)
- First-time only:
- Yes
- Type:
- Deferred Loan
- Amount:
- Up to $80,000
- First-time only:
- Yes
- Type:
- Deferred Loan
- Amount:
- Up to $100,000 depending on income tier (Very Low at 50% AMI, Low at 80% AMI, Moderate at 120% AMI)
- First-time only:
- Yes
- Type:
- Government-Insured Mortgage
- Amount:
- Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026)
- First-time only:
- No
- Type:
- Forgivable Loan
- Amount:
- Up to $20,000 in home purchase assistance for down payment and closing costs
- First-time only:
- No
- Type:
- Forgivable Loan
- Amount:
- Up to $17,500 in home purchase assistance for down payment and closing costs
- First-time only:
- Yes
- Type:
- Forgivable Loan
- Amount:
- Up to $15,000 in home purchase assistance for down payment and closing costs
- First-time only:
- No
- Type:
- Government Property Sale Program
- Amount:
- 50% discount off the list price of HUD-owned homes
- First-time only:
- Yes
- Type:
- Government-Guaranteed Mortgage
- Amount:
- Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
- First-time only:
- No
- Type:
- Government-Guaranteed Mortgage
- Amount:
- Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
- First-time only:
- No
- Type:
- FHA-Financed HUD REO Purchase
- Amount:
- Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs.
- First-time only:
- No
- Type:
- Government-Guaranteed Mortgage
- Amount:
- 100% financing (no down payment required); loan amount up to appraised value
- First-time only:
- No
- Type:
- Government-Guaranteed Mortgage
- Amount:
- No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026)
- First-time only:
- No
- Type:
- Zero-Interest Loan
- Amount:
- Affordable home purchase with 0% interest mortgage; mortgage payments never exceed 30% of household income
- First-time only:
- No
- Type:
- Grant
- Amount:
- No down payment, no closing costs, no PMI, no fees, below-market fixed interest rate
- First-time only:
- No
- Type:
- Deferred Loan
- Amount:
- Down payment assistance available through counseling and program matching
- First-time only:
- No
- Type:
- Deferred Loan
- Amount:
- Up to $10,000
- First-time only:
- Yes
- Type:
- Forgivable Loan
- Amount:
- 3%, 4%, or 5% of the first mortgage loan amount
- First-time only:
- Yes
- Type:
- Deferred Loan
- Amount:
- Up to 5% of first mortgage loan amount, minimum $10,000, maximum $35,000
- First-time only:
- Yes
How to Apply
- Step 1:
Determine which county your property is in. Four Corners spans Osceola, Orange, Polk, and Lake counties. The county your property falls in determines which county assistance programs you qualify for. Your real estate agent or the county property appraiser website can confirm this.
- Step 2:
Check your eligibility. The Osceola County SHIP program provides tiered assistance based on income up to $100,000 for very low income households. The Orange County programs have their own income limits. You must not have owned a home in the past 3 years for most programs.
- Step 3:
Complete homebuyer education. Take a HUD-approved homebuyer education course. Habitat for Humanity Greater Orlando and Osceola County provides courses in the area. Contact the applicable county housing division for additional approved providers.
- Step 4:
Get pre-approved for a mortgage. Work with a lender to determine your purchasing power. Ask about Florida Housing Finance Corporation loan products like Hometown Heroes and Florida Assist, which can be layered with county assistance.
- Step 5:
Find a home in Four Corners within program limits. Search for eligible properties and confirm which county the property is located in. County programs may have different purchase price limits.
- Step 6:
Apply through the applicable county. For Osceola County properties, contact the Osceola County Housing Division. For Orange County properties, contact the Orange County Housing and Community Development Division at (407) 836-5150 or email housing@ocfl.net.
- Step 7:
Close on your new home. Your assistance funds will be applied at closing as a deferred second mortgage. Continue to live in the home as your primary residence to maintain loan terms.