First-Time Buyer Hub: Your September 2026 Playbook for Buying in South Florida

Read Time: 7 minutes · Wednesday, September 9, 2026
By the Kohler Team

Buying your first home can feel like a lot at once: prices, credit, inspections, insurance, paperwork, and that appalling pile of numbers called closing costs.

The good news? You do not have to figure it out alone. With the right plan, you can face fears with facts, compare your options clearly, and move toward a home that supports your lifestyle and long-term goals.

This September 2026 playbook walks you through South Florida’s current entry points, financing options, assistance programs, and upcoming buyer education events across Miami-Dade, Broward, and Palm Beach counties.

Important: Assistance programs have income, credit, purchase-price, occupancy, and funding requirements. Confirm current terms with an approved lender or housing counselor before relying on any program.

Part 1: Start with the South Florida numbers

July 2026 data gives you a useful snapshot of the market. These are median closed-sale prices, not guaranteed listing prices or appraisals.

County	Single-Family Median	Condo/Townhouse Median
Miami-Dade	$685,000	$400,000
Broward	$650,000	$255,000
Palm Beach	$660,000	$312,500

July 2026 median price comparison

Single-family homes
Miami-Dade  $685K | █████████████████████
Palm Beach  $660K | ████████████████████
Broward     $650K | ███████████████████

Condos/townhomes
Miami-Dade  $400K | █████████████
Palm Beach  $312.5K | ██████████
Broward     $255K | ████████

The numbers reveal an important first-time buyer question:

Do you need a single-family home right now, or could a condo or townhome be your first step toward ownership?

Condos offer lower median entry points, especially in Broward County. They may also provide access to locations closer to work, schools, transit, restaurants, and beaches. However, you must review association fees, reserves, insurance, assessments, rental restrictions, and the building’s financial health.

A single-family home may provide more privacy, outdoor space, and control over improvements. The tradeoff is often a higher purchase price and more responsibility for maintenance, insurance, and repairs.

Pro Tip: Build two budgets

Ask your lender to prepare:

1. A single-family scenario
2. A condo or townhome scenario

Compare the full monthly payment: not only principal and interest. Include property taxes, homeowners insurance, flood insurance if applicable, HOA or condo fees, mortgage insurance, and a maintenance reserve.

Read next: Before touring homes, learn how much monthly payment feels comfortable: not merely how much a lender may approve.

Part 2: Understand your FHA starting point

For many first-time buyers, an FHA loan is an important place to begin exploring.

An FHA mortgage may allow a down payment as low as 3.5% for qualified borrowers. On a $400,000 condo, that is approximately $14,000 before closing costs. On a $650,000 home, 3.5% would be approximately $22,750.

But your cash needed at closing may include more than the down payment:

• Loan and lender fees
• Appraisal
• Inspection
• Title services
• Prepaid taxes and insurance
• Escrow reserves
• Homeowners association or condo fees

This is where assistance programs can become powerful. Your down payment is only one piece of the puzzle.

For official FHA information, review the U.S. Department of Housing and Urban Development’s FHA loan resources. Then speak with a lender experienced in South Florida first-time buyer programs.

Part 3: Explore programs that may reduce your upfront costs

1. Florida Assist

Through participating Florida Housing lenders, Florida Assist may provide up to $10,000 toward down payment and closing costs.

The assistance is generally structured as a 0% deferred second mortgage. That typically means no monthly payment, with repayment due when you sell, refinance, or pay off the first mortgage, subject to program rules.

Learn more through the Florida Housing homebuyer program overview.

2. Homeownership Loan Program

The Homeownership Loan Program may provide a second mortgage of up to $12,500 at 3%.

This can help bridge the gap between your available funds and the cash required to close. Ask your lender about household income limits, eligible properties, repayment terms, and whether the program can be combined with other assistance.

3. Hometown Heroes

If you work in a qualifying occupation, the Hometown Heroes program may provide up to $35,000, commonly structured as up to 5% of the first mortgage amount.

For qualifying occupations, the assistance is generally offered as a 0% deferred second mortgage. Eligible workers may include certain teachers, healthcare professionals, first responders, veterans, and other essential community employees, depending on current program guidelines.

Review the Florida Housing Hometown Heroes information and ask your lender whether your occupation and income qualify.

4. Miami-Dade assistance

Miami-Dade buyers may have access to local assistance programs, including SHIP-related resources that may provide up to $100,000 for eligible households, depending on the funding cycle and program requirements.

The City of Miami’s first-time buyer assistance program has also announced a September funding opportunity. Applications are expected to become available on September 14, 2026, while funds remain available. Review the City of Miami’s official homebuyer assistance page and the SHIP funding notice.

5. Palm Beach County assistance

Palm Beach County buyers may find SHIP and HOME purchase assistance of up to $100,000 for eligible first-time buyers.

Funds may help with acquisition, down payment, closing costs, and certain approved repairs. The home generally must be your primary residence, and you should expect income, purchase-price, education, and documentation requirements.

Start with the Palm Beach County HOME First-Time Homebuyer Program.

6. Miramar purchase assistance

For eligible buyers purchasing in Miramar, local purchase assistance may be available through a deferred second mortgage structure.

The city’s program typically requires an approved homebuyer education course before assistance funds can be reserved. This makes September’s education opportunities especially valuable for Miramar residents.

Pro Tip: Do not assume programs can be combined. Ask your lender to create a written assistance-stack worksheet showing each source, amount, repayment terms, and any restrictions.

Part 4: Put these September events on your calendar

Education is more than a box to check. A HUD-certified course can help you understand credit, budgeting, inspections, lending, insurance, fair housing, and the pitter-patter of deadlines that arrive after your offer is accepted.

September 12: Miramar HUD Zoom workshop

A free, HUD-certified virtual workshop is scheduled for Saturday, September 12, from 10:00 a.m. to 5:00 p.m.

The Housing Foundation of America workshop covers credit, mortgages, inspections, insurance, down payment assistance, and the homebuying process. Registration is required, and participants should plan to keep their camera on during the class.

View Miramar workshop details and registration.

September 16–17: NHS online workshop

Neighborhood Housing Services of South Florida is offering an online homebuyer education workshop over September 16–17. Two-part classes generally require attendance on both days to receive a certificate.

Check the NHS South Florida class schedule for registration details, availability, and current requirements.

September 19: Miami-area homebuyer workshop

A Miami-area first-time buyer workshop is scheduled for Saturday, September 19. Before registering, confirm whether the certificate will be accepted by the specific Miami-Dade or City of Miami assistance program you plan to use.

You can also review current City of Miami first-time buyer requirements.

September 24: Miramar purchase-assistance workshop

Miramar’s in-person Homebuyer Purchase-Assistance Workshop is scheduled for Thursday, September 24, at 6:30 p.m. at the Miramar Multi-Service Complex, 6700 Miramar Parkway.

This session is designed to help buyers understand local purchase-assistance requirements, application steps, and documentation.

Part 5: Your September action plan

Here is a simple sequence to keep your journey moving:

1. Choose your target county and property type. Compare condos, townhomes, and single-family homes.
2. Review your credit and monthly obligations. Face fears with facts.
3. Attend a HUD-certified education class.
4. Speak with a participating lender. Ask specifically about FHA, Florida Assist, Homeownership Loan Program, Hometown Heroes, SHIP, and HOME.
5. Prepare your documents. Gather pay stubs, tax returns, bank statements, identification, employment history, and debt information.
6. Request a full monthly-payment estimate.
7. Confirm program compatibility in writing.
8. Get pre-approved before shopping seriously.
9. Tour homes that fit your complete budget.
10. Make your offer with inspection, insurance, and financing realities in mind.

Your first home does not have to be your final home. It can be the foundation of your personal treasury: a place to live today while building equity and, potentially, generational wealth for tomorrow.

Ready to take the next step?

If you are buying in Miramar, Weston, Aventura, Doral, Hollywood, Southwest Ranches, Miami-Dade, Broward, Palm Beach County, or surrounding South Florida communities, the Kohler Team can help you organize the process.

Bring us three numbers:

• Your comfortable monthly payment
• Your available cash
• Your preferred location

We will help you turn those numbers into a practical homebuying roadmap.

Start your search with Jerome Smith and the Kohler Team.

Program availability, funding, eligibility, and terms can change. This article is for general educational purposes and is not a lending, legal, tax, or financial opinion. Verify all requirements with the administering agency and an approved lender.