A Nurse’s Journey to Homeownership in Orlando….
The moment I stepped into the emergency room for my night shift, my heart raced—not from the chaos of the hospital, but from a nagging dream that felt just out of reach. I’m a single mom and a nurse, pouring my soul into saving lives in Orlando, Florida. For years, I’d been renting a cramped apartment, scrimping every penny for my daughter’s future, with no hope of owning a home. The idea of a down payment seemed like a mountain I’d never climb. That is, until I met Stacy Ann Stephens and her team at Jhenesis Mortgage, who turned my impossible dream into a reality—with no money down.
It all started one bleary-eyed morning after a 12-hour shift. I was scrolling through my phone, sipping coffee, when I stumbled across a post about Florida’s first-time homebuyer programs. I’d heard whispers of down payment assistance but always assumed it was for someone else—someone with a bigger savings account or a less demanding job. Still, curiosity got the better of me. I jotted down the name “Jhenesis Mortgage” and made a call that changed everything.
Stacy Ann answered with a warmth that put me at ease. She didn’t talk over me or throw jargon my way. Instead, she listened as I spilled my fears: my modest income, my lack of savings, my worry that I’d never give my daughter a stable home. “You’re a nurse,” she said. “You’re exactly who programs like Hometown Heroes are designed for.” She explained how Florida’s Hometown Heroes Housing Program offered up to $35,000 in down payment and closing cost assistance for frontline workers like me, with no interest and deferred payments until the home is sold or refinanced.
I was skeptical. “No money down” sounded too good to be true. But Stacy Ann walked me through the process step-by-step. First, she connected me with the City of Orlando’s Down Payment Assistance Program, which provides up to $45,000 for first-time homebuyers within city limits who haven’t owned a home in three years. Since my income as a nurse fell below 140% of the area median, I qualified for the maximum amount. The assistance came as a 10-year deferred loan, meaning I wouldn’t owe a dime unless I sold, refinanced, or moved out early.
Next, Stacy Ann tapped into the Florida Housing Finance Corporation’s FL Assist program, which offered an additional $10,000 as a 0% interest, deferred second mortgage. This covered any gaps in closing costs. To my amazement, she also negotiated with the seller of my dream home—a cozy three-bedroom in the College Park neighborhood—to contribute 6% of the purchase price toward my closing costs. That seller credit, combined with the city and state assistance, meant I needed exactly $0 out of pocket.
The process wasn’t without its hurdles. I had to complete an 8-hour homebuyer education course, which I squeezed into my weekends. My credit score, hovering at 620, needed a little TLC, but Stacy’s team guided me to fix a few errors on my report, boosting it just enough to meet the 640 minimum for the programs. They also ensured my debt-to-income ratio stayed below 43%, crunching numbers I barely understood. Every time I panicked, Stacy Ann or her team was a phone call away, reassuring me with patience and expertise.
After weeks of paperwork and house hunting, the day arrived: closing. I sat at a table piled with documents, my hands trembling as I signed. Stacy Ann was there, smiling, reminding me this was my moment. When the keys hit my palm, I nearly cried. My daughter Tamie and I walked into our new home that evening—our home—with a backyard for her to play in and a kitchen where I could cook our favorite meals. No more landlord drama, no more cramped spaces. Just ours.
Moving in felt like a miracle. I hung my daughter’s artwork on the walls and set up a small garden, something I’d always dreamed of. As a nurse, I’d spent years giving to others, but this was a gift to myself and my daughter. Stacy Ann Stephens and Jhenesis Mortgage didn’t just help me buy a house; they gave me a foundation for our future.
FAQ for First-Time Homebuyers in Orlando
Q: What is the Hometown Heroes Program, and who qualifies?
A: The Florida Hometown Heroes Housing Program offers up to $35,000 in down payment and closing cost assistance as a 0% interest, deferred second mortgage for frontline workers, including nurses, teachers, firefighters, and law enforcement. You must work full-time for a Florida-based employer, qualify as a first-time homebuyer (no homeownership in the last three years, though veterans are exempt), and meet income and purchase price limits for your county.
Q: How does the City of Orlando’s Down Payment Assistance Program work?
A: This program provides up to $45,000 for first-time homebuyers within Orlando city limits. The assistance is a 10-year deferred loan, repayable only if you sell, refinance, or move out before the term ends. Income must be at or below 140% of the area median, and the home’s purchase price can’t exceed $481,176. A homebuyer education course is required.
Q: Can seller credits really help with no money down?
A: Yes! Sellers can contribute up to 6% of the purchase price toward your closing costs, which, when combined with state and local assistance, can eliminate your out-of-pocket expenses. Your mortgage team negotiates this on your behalf.
Q: What credit score do I need for these programs?
A: Most programs, including Hometown Heroes and Orlando’s DPA, require a minimum credit score of 640 for conventional, FHA, VA, or USDA loans. Some flexibility exists for lower scores, but improving your credit beforehand helps.
Q: Do I need savings to buy a home with these programs?
A: Not necessarily. With layered assistance (Hometown Heroes, Orlando DPA, FL Assist, and seller credits), you can potentially buy with no money down, as I did. However, some programs may require a small contribution (e.g., 1% of the purchase price), which can often be covered by gift funds.
Q: How long does the process take?
A: From pre-approval to closing, expect 60–90 days, depending on your paperwork, home search, and lender efficiency. Completing the homebuyer education course early and staying responsive speeds things up.
Why Choose Jhenesis Mortgage
If you’re a first-time homebuyer in Orlando—or anywhere in Florida—trust Stacy Ann Stephens and Jhenesis Mortgage. Stacy’s team doesn’t just process loans; they hold your hand through every step, from navigating complex assistance programs to negotiating seller credits. They’re experts in stacking Hometown Heroes, Orlando’s DPA, and other resources to make homeownership affordable, even for single-income households like mine. Their patience, knowledge, and genuine care made me feel like family, not just a client. Contact Jhenesis Mortgage at 407-630-9766 or visit their website at www.jhenesismortgage.com to start your journey. Tell them I sent you—you won’t regret it.
Christine & Tamie