Leon County outlines SHIP-funded programs, deferred loans and partnerships to expand affordable homeownership and rentals

Gelani Marx, Leon County housing services manager, described how the county uses state SHIP (State Housing Initiatives Partnership) funds, developer subsidies and community partnerships to expand affordable homeownership and rental housing on the county’s podcast.

Marx said SHIP is a statewide program that allocates funds to local governments based on population and that Leon County receives roughly $700,000 a year in SHIP allocations. “So, SHIP stands for the state housing initiatives partnership and SHIP is a statewide program,” Marx said, adding the county applies that money to down‑payment assistance, home rehabilitation, rental development and targeted support services such as legal help to clear heirs‑property title problems.

Why it matters: Marx said the county has invested local funds and authorized bond financing to scale affordable rental production — the county expects roughly 1,200 new units in the near term — while also creating pathways for first‑time buyers through down‑payment assistance, a home ownership development loan program and a community land trust to preserve long‑term affordability.

How the home ownership program works

Marx described the county’s home ownership development program, launched in 2023, as a construction‑loan model that provides up to $100,000 per unit to developers as a deferred, forgivable loan. “We offer up to $100,000 in funding per unit to developers that commit to constructing and selling said unit to an income eligible household within a contractual time frame,” Marx said. Awards are sized to fill the demonstrated gap between development cost and expected market value.

Marx gave a specific example: if a developer shows development costs of $200,000 and an estimated market value of $285,000, the county could cover the $85,000 gap as a deferred forgivable loan. That subsidy is recorded as a subordinate loan for the buyer, who makes no payments on it while meeting program rules and occupying the home as a primary residence. Affordability restrictions attached to the property last 30 years; Marx said forgiveness of the subsidy begins to prorate after year 10 and completes at year 30.

Community land trust and partners

Marx highlighted the Tallahassee Lenders Consortium (TLC) as a key partner that administers a local community land trust. Under that model, the land trust retains ownership of the land while buyers purchase the home and lease the land, and resale prices are limited so subsequent buyers can access below‑market homes.

Eligibility, income limits and homebuyer education

Marx said prospective buyers must complete a HUD‑certified homeownership education course (TLC provides such courses) to qualify for many programs. Down‑payment assistance can serve households up to 120% of area median income (she gave examples of about $111,000 for a four‑person household and $77,000 for a single person), while most other county programs target low‑income households at 80% AMI (Marx cited examples of roughly $74,000 for a family of four and $52,000 for a single person).

Rental development and gap financing

Marx reiterated that the highest current need is affordable rental housing for very low‑income households. The county has increased allocations for rental development, offers gap financing and coordinates local contributions through its Housing Finance Authority to support applications for state funding from the Florida Housing Finance Corporation.

Heirs property and legal assistance

Marx defined heirs property (title problems after inheritance) as a barrier that can prevent households from accessing rehabilitation, recovery and other programs. Leon County has hosted workshops with Legal Services of North Florida and is using some SHIP funds to help households resolve heirs‑property issues so they can qualify for county programs.

Events and how to apply

Marx encouraged residents and developers to review program details and application materials on the Division of Housing Services website and noted the county’s 2026 Spring Home Expo on April 11 at the Leon County Cooperative Extension on Paul Russell Road will offer HUD‑certified education, demonstrations and partner resources.

The podcast ended with thanks to Marx and information about online registration for the Home Expo.