Getting Pre-Approved

A step-by-step guide to mortgage pre-approval — loan types, down payment help, and what Central Florida lenders want to see.

Before you fall in love with a pool in Winter Park or a new-build in Lake Nona, there's one conversation that needs to happen first: the one with a lender. Getting pre-approved is the very first real step in buying a home in Central Florida, and it's the step buyers are most tempted to skip. Don't. Pre-approval is your budget, verified — not a guess, but a number a lender puts in writing after reviewing your income, credit, and debts.

Why it matters: in Winter Park, Oviedo, and Winter Springs, desirable homes move fast, and sellers almost always ask for proof of pre-approval before they'll take an offer seriously. In a multiple-offer situation, an offer without one usually doesn't get a second look. Pre-approval also tells you your real price range, so you're not touring homes far outside your budget, and it speeds up closing later since your lender has already reviewed most of your paperwork.

Your Mortgage Options

Not all loans work the same way, and the right one depends on your situation:

• Conventional loans — not government-backed. Typically require a credit score of 620+ and down payments starting around 3-5% for qualified first-time buyers.

• FHA loans — backed by the Federal Housing Administration, popular with first-time buyers because of lower credit score requirements (often 580+) and down payments as low as 3.5%.

• VA loans — available to eligible veterans, active-duty service members, and some surviving spouses. Often require no down payment at all.

• USDA loans — backed for eligible rural and some suburban areas; parts of Central Florida outside the Orlando metro core may qualify, with zero down payment options.

Florida offers real help here, and many buyers don't realize it exists:

• Florida Hometown Heroes Program — for teachers, nurses, firefighters, law enforcement, healthcare workers, and other frontline professionals. It provides down payment and closing cost assistance as a 0% interest, deferred second mortgage, repaid only when you sell, refinance, or pay off your first mortgage.

• FL Assist — a statewide down payment assistance option through the Florida Housing Finance Corporation, also a 0% interest deferred second mortgage, subject to income limits and purchase price caps that vary by county.

• Local county and city programs — Orange, Seminole, and surrounding counties periodically run their own homebuyer assistance programs. I can help you check what's currently available.

These programs change and have limited funding, so ask your lender what's active right now.

Frequently Asked Questions

Your Pre-Approval Checklist

Before you meet with a lender, gather:

• Two years of tax returns

• Recent pay stubs (last 30 days)

• Two months of bank statements

• Photo ID

• List of current debts (car loans, student loans, credit cards)

• Landlord contact info if renting

Questions to ask your lender:

• What loan programs do I qualify for?

• What's my estimated monthly payment, including taxes and insurance?

• Are there any Florida down payment assistance programs I qualify for?

• What's your average closing timeline?

• What fees should I expect, and are any negotiable?

John's Advice

I always tell my clients the same two things. First, talk to more than one lender. Rates, fees, and even how much you qualify for can vary more than people expect, and a second quote often gives you real negotiating leverage. Second, don't wait until you find "the house" to start this process. Get pre-approved before you start touring, so when the right home comes on the market in a fast-moving area like Winter Park or Oviedo, you're ready to write a strong offer the same day. A little homework up front saves a lot of stress later.

Here's what I tell every buyer I work with, and what I see trip people up most often:

• Shopping for homes before talking to a lender. It's tempting, but it can mean falling for a home you can't actually afford.

• Assuming you need 20% down. Most buyers don't — many programs allow far less, or none at all.

• Applying for new credit or making large purchases during the process. A new car loan or credit card can change your approval before closing.

• Only getting one quote. Rates, fees, and communication style vary more than people expect.