Mortgage Broker & Lender in Orlando, FL — FHA, Conventional & Down Payment Assistance

Welcome to 1st Capital Group in Orlando, Florida. I’m Nick Lazarevic (NMLS #386391), and I’ve helped hundreds of families across Central Florida navigate the mortgage process. Whether you’re a first-time homebuyer exploring neighborhoods like Lake Nona and College Park, or an investor looking at the fastest-growing metro in America, I’m here to find the right loan program for your financial situation.

Why Now Is the Right Time to Buy in Orlando

Orlando isn’t just a tourist destination anymore. The metro area ranks #1 fastest-growing among the top 30 U.S. metros for job creation, population growth, and GDP expansion. This creates a unique opportunity for homebuyers: a vibrant, diversifying economy with housing prices that haven’t fully caught up to the growth.

Current Orlando Real Estate Market (2026):

• Median Home Price: $395,000–$399,990
• Year-over-Year Growth: +3.8% (steady appreciation)
• Days on Market: 77 days (balanced inventory)
• Active Listings: ~8,200 properties (up 25% YoY)
• Inventory Months Supply: 3.78–4.2 months (healthy market for both buyers and sellers)
• Conforming Loan Limit: $832,750 (2026)

This balanced market means no rush, no panic pricing—just rational decisions. You have time to shop neighborhoods, compare rates, and secure down payment assistance programs that most buyers don’t even know about.

Orlando’s Neighborhoods: Where Buyers Are Moving

Orlando’s growth isn’t concentrated in one area. Different neighborhoods attract different buyers. Here are the neighborhoods I’m working with the most right now:

Lake Nona — The Modern Growth Engine

Median Price: $320,000 | Appeal: Young professionals, families, tech workers

Lake Nona is the poster child for Central Florida’s future. A mixed-use development with homes, office parks, health research facilities, and the VA Medical Center, Lake Nona attracts buyers seeking walkability, modern amenities, and proximity to employment hubs. Many homes are 5–15 years old, well-maintained, and appeal to move-up buyers.

College Park — Urban Living With Commute Convenience

Median Price: $274,500 | Appeal: First-time buyers, remote workers, walkable urban neighborhoods

Just north of downtown, College Park blends urban charm with suburban affordability. Tree-lined streets, independent restaurants, and quick access to I-4 make it perfect for commuters to downtown or the tech corridor. Many homes are 1950s–1980s brick/concrete construction—solid bones, character, and family-friendly.

Delaney Park — Safe, Affordable Single-Family Homes

Median Price: $252,733 | Appeal: Budget-conscious buyers, families, first-time homeowners

Delaney Park ranks in the 82nd percentile for safety and offers the best price-to-quality ratio. Single-family homes dominate, and the neighborhood is active—community events, local schools, and young families rebuilding the area. This is where FHA first-time buyer programs shine.

Kissimmee — Most Affordable Entry Point

Median Price: $224,821 | Appeal: First-time buyers, investors, families on a tight budget

South of Orlando, Kissimmee is the most affordable pocket. Yes, it’s closer to theme parks (which some buyers love, others avoid), but it’s a legitimate community with jobs, schools, and growth. Perfect for investors and buyers who prioritize price over commute.

Apopka — Outdoor Recreation & Lakes

Median Price: $388,000 | Appeal: Families, outdoor enthusiasts, nature-oriented buyers

North of Orlando, Apopka is known for lakes, springs, and outdoor activities. Homes are newer, lots are larger, and the vibe is more suburban. Great for families and retirees who want space without going too far from the city.

Economic Engine Behind Orlando’s Growth

The numbers tell the story. Orlando isn’t just a vacation town anymore—it’s a jobs and GDP powerhouse:

• Healthcare: +6,900 new jobs (UCF College of Medicine, VA Medical Center, Florida Hospital networks)
• Tourism & Hospitality: +7,700 jobs (Disney, Universal, Convention Center expansion)
• Education: +10,300 jobs (University of Central Florida expansion, new research institutes)
• Technology & Fintech: Growing sector (ThreatLocker HQ, Charles Schwab regional hub, BNY Mellon presence)

This diversification means stable, growing incomes across multiple industries. Borrowers with UCF employment, healthcare credentials, or tech roles represent a strong demographic moving to Orlando right now.

Loan Programs for Orlando Buyers

I work with multiple loan products, each designed for different borrower profiles:

FHA Loans — The First-Time Buyer Powerhouse

Best for: First-time buyers, lower credit scores (580+), limited down payments

FHA loans dominate the Orlando market because they offer low down payment options and are forgiving on credit. If you’re buying your first home in College Park, Delaney Park, or Kissimmee, FHA is often the smartest path—especially when combined with Orange County Down Payment Assistance (see below).

Why FHA wins in Orlando:

• Entry-level homes ($250K–$350K) fit the FHA limit comfortably
• Young professionals and new residents have recent credit rebuilds
• First-time buyer population is massive here
• DPA programs (see next section) stack beautifully with FHA

Conventional Loans — For Growing Income & Investment

Best for: Move-up buyers, young professionals, investment properties

As borrowers build equity and income grows, conventional loans offer refinance flexibility and investment property access. Central Florida’s job growth means more conventional borrowers every year—tech workers in Lake Nona, healthcare professionals, UCF staff.

VA Loans — For Military Families

Best for: Military members, veterans, military spouses

Central Florida has a significant military population (not just retirees—active duty at training facilities). VA loans offer 0% down and are underutilized in Orlando. If you’re military, this is often the best program available.

USDA Loans — For Rural & Suburban Orlando

Best for: Outer suburbs, rural areas around Orlando, buyers seeking larger lots

Many homes in outer Apopka, Winter Garden, and beyond the Metro Orlando boundary qualify for USDA financing. If you want land, a larger home, or lower density without conventional down payments, USDA is a hidden gem most borrowers don’t know about.

Down Payment Assistance: The Fastest-Growing Program

This is where Orlando’s real advantage sits. Most mortgage brokers focus on rates. I focus on total cost of ownership, and down payment assistance programs can save buyers $70,000+ in equity immediately.

Orange County Down Payment Assistance (DPA) — The Headline Program

Orange County’s DPA program is one of the most generous in Florida:

• Up to $70,000 in forgivable down payment assistance
• Forgiven after 10 years of ownership (zero repayment if you stay in the home)
• Income limits apply (typically $60K–$90K household income, depending on family size)
• Works with FHA, Conventional, VA, and USDA loans

This is transformative. A first-time buyer in Delaney Park ($252K home) can use Orange County DPA to cover the entire down payment + closing costs, buying a home with virtually no out-of-pocket cash.

Down Payment Assistance Stacking Example

Here’s how borrowers can access more assistance:

Scenario: First-time buyer in Orlando, household income $55K, looking at a $280,000 home in Delaney Park

• Orange County DPA: Up to $70,000 (forgivable after 10 years)
• Hometown Heroes Program: Up to $35,000 (if buyer is teacher, nurse, firefighter, or first responder)
• FL Assist Program: Up to $10,000 (additional assistance)
• Total Potential Assistance: $105,000–$115,000

The Result: A $280,000 purchase requires zero out-of-pocket cash, and the buyer actually owns equity from day one.

Other DPA Programs Available

• MAP (Mortgage Assistance Program): Up to $80,000 at 3% simple interest, 30-year deferred (secondary financing)
• Hometown Heroes: Up to $35,000 for teachers, nurses, firefighters, law enforcement
• FL Assist: Up to $10,000 for first-time buyers across Florida
• MyFirst DPA (Freddie Mac): Available for conventional borrowers with approved lenders

The Key: These programs are income-restricted and program-specific, but the majority of first-time buyers in Orlando qualify for at least one. I screen borrowers against all available programs—you don’t have to know them; I do.

Conforming Loan Limit

Orlando’s conforming loan limit for 2026 is $832,750. This means most homes in the area—including multi-family properties and investment properties—fall within conventional financing limits. Jumbo loans are rarely needed here.

Frequently Asked Questions

Q: I’m a first-time buyer in Orlando. What’s the fastest path to homeownership?

A: FHA + Orange County DPA. Here’s why: FHA requires only 3.5% down and is fast to underwrite. Orange County DPA can cover that down payment + closing costs as a forgivable grant. Combined, you’re in a home in 30–45 days with minimal cash out of pocket. We’ll also check you for Hometown Heroes if you’re in a qualifying profession.

Q: How much down payment do I need?

A: It depends on the loan program and whether you qualify for DPA. FHA offers one of the lowest down payment options available (but DPA can cover it). Conventional requires 3–20% (but DPA can reduce that). VA requires 0%. USDA requires 0%. My job is to match you to the program that minimizes your cash requirement.

Q: Do I qualify for Orange County DPA?

A: You likely do if: (1) you’re a first-time homebuyer (or single parent, displaced homemaker), (2) your household income is within limits (~$60K–$90K depending on family size), (3) you’re buying in Orange County, and (4) you meet credit/documentation requirements. I run a pre-qualification check for free—no obligation.

Q: What neighborhoods should I focus on as a first-time buyer?

A: Start with Delaney Park ($252K median, safe, affordable), College Park ($274K, walkable), or Kissimmee ($224K, budget entry). These are where first-time buyers get the most home for their money. Lake Nona is pricier but growing fastest—good if you’re investing for the long term. I can walk you through each neighborhood’s pros/cons based on your job, family, and lifestyle.

Q: Are interest rates locked in when I’m pre-approved?

A: No. Pre-approval shows what you qualify for, not the rate you’ll receive. Rates are locked when you sign the Loan Estimate (typically 3 days after applying). The market changes daily, and I’ll keep you updated on trends. Generally, you want to lock when you’re in contract on a home.

Q: Can I get a USDA loan in Orlando?

A: Yes, if the property is outside the Metro Orlando boundary in qualifying rural/suburban areas (Winter Garden, outer Apopka, Poinciana Boulevard areas, etc.). USDA loans offer 0% down and are underutilized. I can check property eligibility in 5 minutes—ask if USDA is an option for your address.

Q: What’s the fastest I can close on a home?

A: 21–30 days with FHA or Conventional, assuming clear title, clean appraisal, and no documentation delays. VA loans can close in 25–35 days. USDA typically takes 35–45 days (they’re more thorough). Appraisal timelines and title companies are the main variables. I push for speed without sacrificing accuracy.

Serving All of Central Florida

I’m licensed across all 67 Florida counties, including:

• Orange County (Orlando, Winter Park, Windermere)
• Osceola County (Kissimmee, Poinciana)
• Seminole County (Altamonte Springs, Longwood)
• Volusia County (Daytona Beach, DeLand)
• Brevard County (Melbourne, Cocoa Beach)
• Lake County (Leesburg)
• And the entire state of Florida

Orlando is my base, but my reach extends across Central Florida and statewide.

Ready to Start Your Orlando Mortgage?

Whether you’re a first-time buyer in Delaney Park exploring FHA + Orange County DPA, or a move-up buyer in Lake Nona considering a conventional refinance, I’m here to walk you through the process step by step.

Here’s what happens next:

• Free 20-minute consultation — We’ll discuss your situation, income, credit, and timeline
• Program matching — I’ll identify which loan products and DPA programs you qualify for
• Pre-qualification — You’ll know your buying power within 24 hours
• Neighborhood guidance — We’ll align your budget with neighborhoods that fit your lifestyle
• Smooth closing — I’ll handle all the heavy lifting; you just need to sign and celebrate

Get started today. Call or text me, or fill out a quick application below.

Nick Lazarevic | NMLS #386391 1st Capital Group as dba of GFL Capital Mortgage Inc | Company NMLS #64367 Equal Housing Lender

Licensed Mortgage Loan Originator. All loans subject to credit approval. This is not a commitment to lend. Terms and conditions apply. NMLS Consumer Access: www.nmlsconsumeraccess.org

Serving all 67 Florida counties. Headquartered in Orlando.