First-Time Home Buyer Programs in Georgia

Georgia Department of Community Affairs (Georgia DCA) Programs:

Georgia Dream Homeownership Program:

Eligibility: First-time homebuyers (no homeownership in past 3 years) or buyers in targeted areas.
Offerings: 30‑year fixed-rate mortgage (FHA, VA, USDA, or conventional) at below-market rates, with down payment assistance.
Requirements:

• Income must not exceed county limits (e.g., ≤ $108,000 in Fulton County for 1–2 people as of 2025). Georgia Dream program details.
• Minimum credit score of 640 (or per loan type guidelines).
• Debt-to-income ratio capped at 45% (50% with higher scores).
• Homebuyer education required for all first-time buyers; see approved courses here.
• Purchase price limit: up to $425,000 for standard program; up to $525,000 for Peach Plus or VA programs. See Peach Plus limits.

Standard Down Payment Assistance:

Benefits: Up to 5% of purchase price (max $10,000) as a 0% interest, deferred second loan; 6% (max $12,500) for Protectors, Educators & Nurses (PEN) or Choice programs. Georgia Dream DPA info.

Georgia Dream PEN (Protectors, Educators & Nurses):

Description: Same as standard DPA but up to 6% (max $12,500) for public servants, healthcare workers, teachers, military, or applicants with a family member with a disability.

Local Programs:

Atlanta

Atlanta Affordable Homeownership Program: Up to $30,000 as a 0% deferred loan (forgivable after 10 years). Income must not exceed 80% AMI. Local program info.

Savannah

DreamMaker Program: Up to $15,000 as a 0% deferred loan for first-time buyers ≤ 80% AMI. Local program info.

Augusta

Augusta Down Payment Assistance Program: Up to $7,500 as a forgivable loan (forgiven after 5 years). Income ≤ 80% AMI; counseling required.

Additional Information:

• Mortgage Credit Certificate (MCC): Up to 30% credit of mortgage interest (max $2,000 annually); fee of $800 applies.
• USDA & VA Loans: Available with 0% down for rural or veteran buyers.
• FHA Loans: 3.5% down with credit ≥ 580 (10% down if below 580).