Nurses have steady careers, but shift differentials, overtime, PRN hours, and travel contracts can make a mortgage application look more complicated than it really is.
This guide covers the home loans that fit Florida nurses and healthcare workers, how lenders count your pay, and which programs can help with your down payment.
Check Your Florida Home Loan Eligibility as a Nurse
By the end, you'll know which loan to ask about, what paperwork to gather, and how much help you may be able to stack at closing.
Best Home Loans for Nurses in Florida
Most nurses buy with a standard mortgage and then add down payment help on top. Here's how the main options compare.
| Loan | Down Payment | Credit Score | Best For |
|---|---|---|---|
| FHA | 3.5% | 580+ | Lower credit scores or higher debt, like student loans |
| Conventional | 3% | 620+ | Good credit; mortgage insurance can be removed later |
| VA | 0% | Set by lender | Nurses who served in the military, Guard, or Reserve |
| USDA | 0% | Set by lender | Homes in eligible rural and suburban areas, with income limits |
| Hometown Heroes | Up to $35K | 640+ | First-time buyers working full-time for a Florida employer |
FHA is often the easiest approval for newer nurses with student loans, because it allows higher debt-to-income ratios. Conventional usually costs less over time once your credit score is in the 700s. Many Florida nurses pair either loan with Hometown Heroes to cover most of the cash needed at closing. See the full Florida FHA loan requirements for credit, DTI and down payment rules.
How Lenders Count Nurse Income
Nursing pay comes in many forms, and each one is documented a little differently.
- Base pay: Your current hourly rate and scheduled hours count right away, verified with recent paystubs, W-2s, and a verification of employment from your employer.
- Overtime and shift differentials: Lenders usually want about a two-year history before counting them, and they average what you've earned. Twelve to 24 months can work if the income is steady. A declining trend can lower the amount they use.
- PRN and per diem work: This counts when you can show a consistent history, usually two years, either at the same facility or in the same type of role.
- Travel nursing: Lenders look for a two-year history and a current contract. Taxable hourly pay counts, but tax-free housing and meal stipends are often excluded. Bring your contracts and be ready to explain any gaps between assignments.
- New grads: Nursing school generally counts toward your work history. Some conventional loans can close on a signed offer letter if you start soon after closing, with extra cash reserves.
- Changing hospitals: Moving to a new facility in the same field is usually fine, even mid-application, as long as your pay structure stays similar.
Example: Say you earn $38 an hour as an RN and work 36 hours a week. That's about $5,930 a month in base income. If you've averaged $650 a month in shift differentials and overtime over the last two years, the lender may count about $6,580. At a 45% debt-to-income ratio and a $450 car payment, that leaves room for a housing payment of roughly $2,500 a month, including taxes and insurance.
See What You Qualify For as a Florida Nurse
Florida Hometown Heroes for Nurses
Once you know which loan fits, down payment programs can cut the cash you need to close. Florida Hometown Heroes is the biggest program for Florida nurses. It covers RNs, LPNs, CNAs, APRNs, nurse anesthetists, technicians, therapists, and most other roles at Florida-based hospitals, physician practices, assisted living facilities, and mental health facilities.
- Amount: up to 5% of your first mortgage, with a $35,000 maximum, for down payment and closing costs
- Terms: a 0% interest, 30-year second mortgage with no monthly payment. It is not forgiven; you repay it when you sell, refinance, or move out.
- Requirements: first-time buyer (veterans are exempt), 640 or higher credit score, full-time employment at a physical Florida location when you close, and county income limits
- Funding: eHousingPlus reported over $20 million available in October 2026. Your lender should confirm availability before you count on it.
Fully remote employees don't qualify, even if they work for a Florida hospital system. See the full Hometown Heroes job eligibility list to check your role.
Nurse Next Door
Nurse Next Door is a private national program run by Teacher Next Door, LLC. It is not a State of Florida or HUD program. Its website advertises down payment assistance of up to $24,000, but it notes that grant and benefit amounts are estimates and may be limited or unavailable in some areas. Financing goes through the program's own preferred lenders.
If you get a Nurse Next Door offer, ask which part is a true grant and which part is a second mortgage, then compare the full cost against Hometown Heroes and your local programs.
County and City Assistance
Many Florida counties and cities run their own down payment programs through SHIP and HOME funds, often as forgivable or deferred loans. Some can be combined with Hometown Heroes. Our Florida first-time homebuyer grants and programs guide lists them by area, including Broward County and Orange County.
Bank and Credit Union Programs
Some Florida banks and credit unions offer FHLBank Atlanta's Community Partners program, which provides down payment help for healthcare workers and other public servants. Amounts vary by institution, and buyers typically need to contribute at least $1,000, complete homebuyer education, and meet income limits.
Check Your Florida Home Loan Eligibility as a Nurse
Can You Combine Programs?
Often, yes. A common Florida setup is an FHA or conventional first mortgage plus Hometown Heroes, with seller credits covering part of the closing costs. Some county programs can be layered on top as well.
The catch is that every program has its own rules about which first mortgage it works with, income limits, and occupancy. A loan officer who works with Florida programs can check which ones fit your county and price range before you make an offer.
What to Gather Before You Apply
Having these ready speeds up pre-approval:
- Paystubs covering the last 30 days
- W-2s from the last two years
- Two months of bank statements
- Travel or PRN contracts, if you have them
- A signed offer letter, if you're starting a new job
- Your nursing license number (some lenders verify it)
Florida Costs to Plan For
Your mortgage payment is only part of the cost of owning a home in Florida. Homeowners insurance, and flood insurance in some areas, can add several hundred dollars a month. Condo buyers should also check the building's reserves and any special assessments; our Florida condo loan guide explains what lenders review.
After you move in, file for the Florida homestead exemption by March 1 to lower your property taxes.
Getting Started
The best first step is a pre-approval that shows which loan and programs you qualify for, based on how your pay is actually structured.
Next Wave Mortgage works with nurses and healthcare workers across Florida, including travel and PRN nurses, and can compare FHA, conventional, VA, and USDA options side by side with Hometown Heroes. First responders and EMTs can also read our guide to first responder home loans in Florida, and teachers can see home loans for teachers in Florida.
See If You Qualify for a Florida Home Loan as a Nurse
Nurse Next Door is not administered by the State of Florida or HUD. Assistance amounts and availability change and are not guaranteed. All loans are subject to credit approval and program guidelines.
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