Leon County posted 1,089 single-family sales in the first quarter, down 9 % from last year’s heated pace, yet median prices rose 6.4 % to $255,000—proof that supply, not demand, is cooling the count. Active listings are up 14 %, giving buyers choices we haven’t seen since 2019. Investors are competing aggressively for rentals near Florida State (average 3-bedroom rent in College Park now $1,850), so owner-occupants need solid pre-approval letters.

• New construction is clustered in Southwood, Welaunee, and Killearn Lakes; builders are offering up to 4 % in closing incentives—money NMHL can help you allocate toward rate-buydowns instead of out-of-pocket costs.
• Historic-home enthusiasts are gravitating to All Saints, Frenchtown, and the Old Fort neighborhoods, where prices start at $300 k; NMHL’s 203(k) renovation loan folds purchase and rehab dollars into one 30-year fixed.
• Inventory under $225 k is tightest in the 46804 and 46810 zip codes; USDA eligibility here can still deliver zero-down deals if you move quickly.

Interest rates have settled in the mid-6 % range, but NMHL’s 3-2-1 temporary buydown can drop your starter rate by 3 % the first year, saving roughly $375 monthly on a $300 k mortgage—cash you can redirect toward hurricane-impact windows or lawn equipment.

Florida Housing Finance Corporation sets income and sale-price limits by county; Leon County caps are $112 k household income and $481 k maximum purchase price for 2024. NMHL participates in every statewide program and layers local grants:

• Hometown Heroes: 5 % of the loan amount in forgivable assistance for law enforcement, teachers, nurses, and active-duty guard; no first-time buyer requirement.
• Florida Assist: Up to $10 k second mortgage at 0 % deferred until payoff; works with FHA, VA, USDA, or conventional.
• Leon County SHIP: $40 k–$50 k for households earning ≤80 % AMI; 0 % interest, 15-year forgivable; can be combined with Hometown Heroes for total out-of-pocket near zero.

Credit-score thresholds are 640 for conventional and 580 for FHA; NMHL can run rapid-rescore if you’re at 575. We also escrow taxes and insurance at no fee so your first-year housing payment is predictable even if assessments change.

Under $225 k: Try Griffin Heights, Indian Head Acres, or Apalachicola Shores; many homes built in the 1970s have solid bones and quarter-acre lots. FHA 203(b) and USDA (north city limit) are common.

$225–$325 k: Killearn Estates, Betton Hills, and Ox Bottom Manor feed into A-rated schools (Desoto Trail & Hawks Rise) and sell within two weeks. Values here rose 40 % since 2020 but still sit well below Gainesville comparables.

$325–$450 k: Southwood, Golden Eagle, and Summerbrooke offer golf-course views, HOA amenities, and easy commutes to the Capitol via Thomasville Road or Capital Circle. VA buyers love the zero-down power here because even a $400 k home with taxes and insurance lands below BAH for E-6 and above.

$450 k+: Brittany Oaks, The Preserve, and Bannerman Estates deliver 3,000+ sq ft on half-acre lots; jumbo loans start at $766,550, but NMHL keeps these in-house with as little as 10 % down and 700 credit.

MacDill gets the headlines, but North Florida has 18,000+ veterans and 4,000 active-duty households. Tyndall AFB is 90 minutes away, so many service members retire here for the college-town amenities and no-state-income-tax pension. NMHL’s Tallahassee team specializes in VA loans:

• Zero down up to $766,550 (2024 limit) with 580+ credit; funding fee can be rolled into the loan.
• VA IRRRL streamline refinances drop your rate with no appraisal or income docs—close in 10 days.
• We accept disability income and allow part-time employment after transition; only 12 months of reserves required on multi-unit purchases.

Neighborhoods within 30 minutes of bases that stay under VA appraisal cap include Chaires, Bradfordville, and Northeast Tallahassee. If the home needs a new roof or HVAC, we layer a VA renovation loan so you move in with zero deferred maintenance.

Florida’s capital region is packed with lobbyists, consultants, and healthcare contractors who write off every penny. If your adjusted gross income makes you look broke on paper, NMHL’s 12- or 24-month bank-statement program uses gross deposits instead of tax returns. Qualify with as little as 10 % down and credit scores starting at 600. For investors eyeing student rentals near FSU, our DSCR (debt-service-coverage) loan qualifies on the property’s rental income, not personal ratios. Buy up to 20 doors with 20 % down and a 700 score—perfect for the duplexes around Call & St. Augustine streets that rent room-by-room at $650 each.

1. Apply online through our Tallahassee Express Portal—secure 10-minute form, soft-pull credit that won’t hurt your score.
2. Upload recent pay stubs, W-2s, or 12 months of business bank statements; we’ll issue a same-day pre-approval letter valid for 90 days.
3. Schedule a 15-minute Zoom with a Leon County loan officer to review programs, property-tax estimates, and closing-cost scenarios.
4. Hit the streets with a letter that lists conventional, FHA, VA, USDA, or down-payment-assistance funding—sellers know NMHL closes because we underwrite locally.

We also offer a Lock & Shop option: secure today’s rate for 60 days while you tour homes, protecting you if rates spike during your search. Average client saves $147 monthly when they lock before the Fed’s next meeting.