Short answer

First-time buyers in St. Johns County can buy with as little as 3% down on conventional, 3.5% on FHA, or $0 on VA, and may qualify for help from Florida Hometown Heroes, FL Assist or St. Johns County SHIP when funds are available. Prices are higher here than elsewhere around Jacksonville, and many neighborhoods carry CDD fees, so the right budget matters more than the right rate.

Last updated October 2026. St. Johns County has great schools, beaches and new communities, which is why it’s also one of the toughest places to buy a first home in Northeast Florida. Here’s how first-time buyers are making it work.

Your Main Loan Options

Loan Down payment Best for
Conventional (first-time buyer programs) 3% Good credit; mortgage insurance can come off later
FHA 3.5% Credit scores in the 580–680 range; limit $580,750 in 2026 (FHA loans in St. Johns County)
VA $0 Veterans, service members and eligible surviving spouses (VA loans in St. Augustine and St. Johns County)
USDA $0 Rare in St. Johns; only a few outlying areas may qualify

Down Payment Help

  • Florida Hometown Heroes: for eligible workers including teachers, nurses, first responders, military and more. Income limits apply.
  • FL Assist: Florida Housing’s deferred second mortgage for first-time buyers who meet income limits.
  • St. Johns County SHIP: purchase assistance through the county’s housing office when funding is available, with income and price limits.
  • Gift funds and seller credits: often just as powerful as a program.

The Hidden Costs in St. Johns

Many communities, especially Nocatee, World Golf Village, SilverLeaf and TrailMark, have a CDD assessment on the tax bill plus HOA dues. Two homes at the same price can have payments hundreds of dollars apart. Homeowners insurance and, near the coast, flood insurance matter too. We price the real payment before you fall in love with a house. Read: How CDD fees affect your mortgage payment.

A Realistic Path to Your First Home

  1. Soft pre-qualification, no Social Security number to start.
  2. Pick a payment, not a price. We include taxes, insurance, HOA and CDD.
  3. Check assistance. We match you to programs you actually qualify for.
  4. Pre-approval letter your agent can count on.
  5. Close, often in 30 days or less depending on appraisal, title and documents.

Why Work With North Star

  • Independent broker since 2000. North Star Mortgage Network has served Florida borrowers for 25+ years. You can verify our license on NMLS Consumer Access (company NMLS #356789).
  • Many wholesale lenders, one application. We compare options side by side instead of selling you one bank’s menu.
  • Free second look at your Loan Estimate. Already have an offer from another lender? Send it over. We’ll review it at no cost and tell you plainly whether we can improve it. As a broker with lower overhead, we often can. If we can’t, we’ll tell you that too.
  • Built to close on time. We regularly close purchase loans in 30 days or less. Timing depends on the appraisal, title, underwriting and how quickly documents come in, so we can’t guarantee a date, but you’ll get a realistic timeline up front and updates along the way.
  • Recognized by our industry. 2025 NAMB Mortgage Broker of the Year and 2026 NAMB Influencer of the Year, with hundreds of 5-star Google reviews.
  • You talk to Nathan. Not a call center, and not a different person every week.

Related Guides

Common Questions

How much do I need to buy my first home in St. Johns County?

As little as 0% (VA), 3% (conventional) or 3.5% (FHA) down, plus closing costs. Seller credits, gifts and assistance programs can cover much of the rest if you qualify.

Is there down payment assistance in St. Johns County?

Yes. Florida Hometown Heroes and FL Assist are statewide, and St. Johns County offers SHIP purchase assistance when funding is available. Income and price limits apply.

What is the FHA limit in St. Johns County in 2026?

$580,750 for a one-unit home.

Do CDD fees affect how much I can afford?

Yes. CDD assessments and HOA dues are part of your monthly housing cost and count in your debt ratio.

Do I need perfect credit?

No. FHA allows scores from 580 for 3.5% down. Conventional and assistance programs usually want higher scores, often 620–640 or more.

Can North Star review an offer I already have?

Yes. Send us your Loan Estimate and we’ll give you a free second look and an honest answer about whether we can improve it.

Talk to North Star

Call or text 904-880-6741, request a quote, or apply online. Already have a Loan Estimate? Email it to nathan@nsmn.com for a free second look.

North Star Mortgage Network, Inc. | Company NMLS #356789 | Nathan Young NMLS #325206 | 12058 San Jose Blvd, Suite 404, Jacksonville, FL 32223 | 904-880-6741 | nathan@nsmn.com | Equal Housing Opportunity. Down payment assistance programs have income, price and funding limits and may change or close without notice. FHA, VA, USDA and agency guidelines may change; lender overlays may be stricter. Rates, payments and terms are estimates based on the information provided and are subject to change. All loans subject to credit approval. Available for qualified borrowers; program guidelines apply. This is not a commitment to lend.

Posted in blog, Mortgage Types