The MCMV Tier 4 was created for a profile left out of the program for years: families earning between R$ 9,600 and R$ 13,000 monthly who didn’t fit into the subsidized tiers but also couldn’t access reasonable terms in the conventional market.
Without subsidy, Tier 4 offers something more direct: maximum interest rate of 10% per year for properties up to R$ 600,000. In a market where private banks charge between 11% and 13% for the same profile, the difference represents tens of thousands of reais over the life of the loan. See how it fits into the broader context in the complete MCMV 2026 guide.
What is Tier 4 and why it was created
MCMV, since its reformulation in 2023 by Law No. 14.620, has recognized that Brazil’s housing problem is not exclusive to low-income families. Families earning R$ 10,000 or R$ 12,000 monthly also face real difficulties buying properties in cities with active markets like Florianópolis.
Tier 4 emerged to serve this group with a specific advantage: access to credit from Caixa and Banco do Brasil with interest rate capped at 10% per year, without the bureaucracy of subsidized programs and without public waiting lists.
In 2026, the property ceiling rose from R$ 500,000 to R$ 600,000 and the income limit increased from R$ 12,000 to R$ 13,000 monthly, effective as of April 22 (MCID Ordinance No. 333).
Income, property ceiling, and interest rate
| Parameter | Tier 4 |
|---|---|
| Minimum gross family income | R$ 9,600.01/month |
| Maximum gross family income | R$ 13,000/month |
| Property ceiling | R$ 600,000 |
| Maximum nominal interest rate | 10% p.a. |
| Subsidy | None |
| Maximum term | 420 months (35 years) |
The 10% rate is the ceiling, not the floor. Caixa may offer better terms depending on banking relationship and credit profile.
What R$ 600,000 buys in Florianópolis
With the city’s average price per square meter around R$ 12,773 in January 2026, Tier 4’s ceiling enables 45 to 55 square-meter apartments in the most valued neighborhoods—or larger units in regions below that average.
Where R$ 600,000 opens the most options:
- South Island (Carianos, Ribeirão da Ilha, Campeche)—greater square footage for price, with MCMV developments underway. See what’s coming to Carianos
- North Island (Santo Antônio de Lisboa, Cacupé)—Tier 3 and Tier 4 developments in progress in the region. Learn more about MCMV in Santo Antônio de Lisboa
- Continental Region (Estreito, Capoeiras, Abraão)—good supply with competitive pricing
In neighborhoods like Trindade, Itacorubi, and Córrego Grande, the R$ 600,000 tends to limit options to studios and one-bedroom apartments.
Tier 4 vs. conventional financing: what changes in practice
For a R$ 500,000 property financed over 30 years:
- Tier 4 at 10% per year: initial payment approximately R$ 4,400/month
- Conventional market at 12% per year: initial payment approximately R$ 5,100/month
- Cumulative difference over the life of the loan: between R$ 70,000 and R$ 100,000, depending on early payments made
Tier 4 has no subsidy, but the controlled interest rate makes a real difference in long-term contracts.
How to get MCMV Tier 4
The process is equivalent to any residential financing:
First, confirm eligibility: gross family income between R$ 9,600 and R$ 13,000/month and property up to R$ 600,000. Next, simulate on Caixa’s portal or at Banco do Brasil. Gather your documentation—national ID and individual taxpayer registry (CPF) for all buyers, proof of income for the last 3 months, FGTS statement if you plan to use it, and property documentation (property registration record, IPTUIPTU — Imposto Predial e Territorial UrbanoTributo municipal anual sobre imóveis urbanos. Base de cálculo é o valor venal — quase sempre abaixo do valor de mercado — definido pela prefeitura.Ver tudo → property tax statement, approved building plans). Await credit analysis and property appraisal by Caixa, sign the contract at a notary public, and register it on the property record. Funds are released to the seller after registration.
The FGTS can supplement your down payment, reducing the financed balance from the start.
Frequently asked questions
Does Tier 4 require registration on a waiting list?
No. Unlike Tiers 1 and 2, Tier 4 is market financing: you choose the property and contract directly with Caixa or Banco do Brasil.
Can I use FGTS with Tier 4?
Yes, under the same conditions as other tiers: minimum of 3 years of formal employment, no current SFHSFH — Sistema Financeiro da HabitaçãoSistema Financeiro da Habitação — crédito habitacional com teto de R$ 1,5 milhão, taxa máxima de 12% a.a. e possibilidade de usar o FGTS.Ver tudo →-financed property in the same city, and the property must be for primary residence.
If my income rises above R$ 13,000 during financing, what happens?
The contract maintains the conditions from the date of signature. The tier sets the conditions for entry—the contract is a perfect legal act after it is signed.
Is there a difference between financing through Caixa or Banco do Brasil?
Both operate under MCMV parameters. Interest rates may vary depending on banking relationship. It’s worth simulating with both before deciding.
Is there Tier 4 for used properties?
Yes. Tier 4 accepts both new and used properties, as long as the value is within the R$ 600,000 ceiling and the property passes Caixa’s appraisal.
