Minha Casa Minha Vida (MCMV) received new rules in 2026 with revised income limits, higher property ceilings, and the consolidation of Band 4, which now serves families with income up to R$ 13,000. The changes were operationalized by Caixa Econômica Federal and Banco do Brasil starting on April 22, 2026, based on MCID Ordinance No. 333.
For those living in or wanting to buy in Florianópolis, the bands have very different impacts. The city has prices above the national average and very few developments in the subsidized bands, so understanding where you fit is the first step before any other decision.
The 4 MCMV Bands in 2026: Income, Rate, and Property Ceiling
Updated by MCID Ordinance No. 333, published on April 1, 2026:
| Band | Gross Family Monthly Income | Interest Rate (South/Southeast/Central-West) | Property Ceiling | Subsidy |
|---|---|---|---|---|
| 1 | Up to R$ 3,200 | 4.25% p.a. | ⚠️ defined by regional ordinance | Up to R$ 55,000 |
| 2 | R$ 3,200–R$ 5,000 | Up to ~6.5% p.a. | ⚠️ defined by regional ordinance | Partial |
| 3 | R$ 5,000–R$ 9,600 | Up to 8.16% p.a. | R$ 400,000 | None |
| 4 | R$ 9,600–R$ 13,000 | Max. 10% p.a. | R$ 600,000 | None |
The maximum financing term across all bands is 420 months (35 years).
In the North Region, the interest rates for Bands 1 and 2 are lower than in the rest of the country—the program uses regional differentiation to offset historical inequalities in access.
Bands 1 and 2—Subsidy and Access via City Hall
In Bands 1 and 2, the federal government covers a significant portion of the property value. The outstanding balance starts lower, and installments are calculated proportionally to family income—not to the total value.
Band 1 is accessed primarily through public developments contracted by City Hall or the state government. In Florianópolis, registration is done at the Housing Register (Cadastro Habitacional) of SMDU. There is no private portfolio of Band 1 properties to choose from—the family is selected and allocated.
Band 2 works differently: financing can be done directly by Caixa with partial subsidy, and there are private construction companies that launch developments in this band.
For those in Band 1 or 2, the process begins with free registration in the Prefeitura’s Housing Register. See the complete step-by-step in the guide Minha Casa Minha Vida Band 1 in Florianópolis.
Band 3—Financing Below Conventional Market
Band 3 is the most sought after for purchases in the private market. With income between R$ 5,000 and R$ 9,600, financing comes with a maximum rate of 8.16% per year—well below the 11–13% that the conventional market charges for this profile.
The property ceiling rose from R$ 350,000 to R$ 400,000 in 2026. In Florianópolis, this limits options in the most valued neighborhoods, but opens space in central-peripheral neighborhoods and in the continental region.
To apply: directly at Caixa or Banco do Brasil, with income and property documentation. Use of FGTS as down payment or loan paydown is permitted.
Band 4—Middle Class, No Subsidy, but Controlled Rate
Band 4 serves families with income between R$ 9,600 and R$ 13,000. With no subsidy, the benefit is the maximum rate of 10% per year—up to 3 points below the conventional market for the same profile.
The ceiling rose from R$ 500,000 to R$ 600,000. In Florianópolis, this value opens access to apartments in neighborhoods like Carianos, Santo Antônio de Lisboa, Estreito, and Capoeiras.
The rate difference in a 30-year contract represents tens of thousands of reais in lower total cost. See the complete details in the post on Minha Casa Minha Vida Middle Class (Band 4).
How to Use FGTS in MCMV
FGTS is permitted in all bands for three purposes: supplementing the down payment, paying off the outstanding balance in one payment, or paying installments in specific cases provided by law.
To use it, you need at least 3 years of formal employment history (does not need to be with the same employer), not own a property financed by the Housing Finance System (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 →) in the same city where you live or work, and the property must be for primary residence. See the complete analysis in the guide on FGTS in Property Purchases.
Caixa processes the balance and releases the funds directly to the contract. There is no need to withdraw funds beforehand.
Step-by-Step: MCMV Financing in Florianópolis
For Bands 3 and 4 (private market): verify your band by gross monthly income, simulate financing on the Caixa website or at an agency, gather documentation (ID, CPF, income proof from the last 3 months, FGTS statement, property documents), await credit analysis and property appraisal, sign the contract at a notary office, and await release of funds to the seller after registration.
For Bands 1 and 2 (via City Hall): complete the Housing Register at app.aprova.com.br/florianopolissc, await notification from SMDU when a development enters the selection phase, submit documentation to confirm qualification, and sign the contract with Caixa after approval.
If you want support analyzing your credit profile and comparing banks, a bank correspondent can simplify this process at no additional cost.
Frequently Asked Questions
Do existing MCMV contract holders need to do anything about the 2026 changes?
No. If your income was in a band whose limit increased—for example, income of R$ 3,000 that was Band 2 and is now Band 1—the contract is automatically updated to the new band’s conditions, with a lower interest rate. Caixa operationalized this reclassification on April 22, 2026, benefiting 87,500 families across Brazil. There is no need to cancel or redo the contract.
Can I use MCMV to buy a used property?
Yes, in Bands 3 and 4. For Bands 1 and 2, properties are always new and contracted by the public sector.
Can couples in stable unions apply for MCMV?
Yes. Stable union is recognized. To prove it, a notarized declaration or equivalent document is necessary.
Does Florianópolis have developments in all bands?
Bands 3 and 4 have regular private supply. Bands 1 and 2 depend on direct action by City Hall and the state government—supply is far below demand, and waiting lists can be long.
Can high HOA fees prevent credit approval?
Yes. Caixa evaluates the family’s total payment capacity: installment plus HOA fee plus property tax. If the total exceeds 30% of income, credit can be denied.
