Georgia First-Time Home Buyer Programs and Assistance

Georgia Department of Community Affairs (DCA) - Georgia Dream Homeownership Program currently lists 6 programs for Georgia buyers, with down payment help up to 5% of the loan (about $18,685 on a median-priced home) through Peach Advantage. Figures below were read from the agency's own pages on September 11, 2026.

Georgia first-time buyer programs open now

Georgia Department of Community Affairs (DCA) - Georgia Dream Homeownership Program is the state's housing finance agency (homebuyer programs page). It runs 5 down payment or closing-cost assistance programs alongside 1 below-market first mortgage. Has not had ownership interest in a primary residence in the past 3 years, OR purchasing in certain designated areas (waives the first-time requirement);

Program	Type	Amount	First-time only	Min. credit	Income limit
Georgia Dream - Standard Down Payment Assistance source	Second mortgage	5% of the purchase price or $10,000, whichever is less	Yes	n/a	$101,700 (1-2 persons) to $158,188 (3+ persons) depending on metro area;
Georgia Dream - Protectors, Educators & Nurses (PEN) Choice source	Second mortgage	6% of the purchase price or $12,500, whichever is less	Yes	n/a	$101,700 (1-2 persons) to $158,188 (3+ persons) depending on metro area
Georgia Dream - Choice source	Second mortgage	6% of the purchase price or $12,500, whichever is less	Yes	n/a	$101,700 (1-2 persons) to $158,188 (3+ persons) depending on metro area
Peach Plus source	Second mortgage	See program page	No	n/a	Up to $206,333 (1-2 persons) / $237,282 (3+ persons)
Peach Advantage source	Second mortgage	2-5% of the first loan amount	No	n/a	Up to 150% of Area Median Income (AMI) per Fannie Mae/Freddie Mac AMI lookup tools
Peach Select VA source	First mortgage	See program page	No	n/a	$137,555 (1-2 persons) / $158,188 (3+ persons) in the Atlanta-Sandy Springs-Roswell HUD Metro; lower elsewhere

Georgia Dream - Standard Down Payment Assistance. Terms: Paired with a 30-year fixed-rate Georgia Dream first mortgage (FHA, USDA-RD, VA, or conventional) Purchase price limit: $475,000 (most counties) to $625,000 (Atlanta-Sandy Springs-Roswell HUD Metro); Athens MSA $525,000 Must pair with: A Georgia Dream first mortgage from a participating lender Where: statewide, limits vary by metro area (Atlanta-Sandy Springs-Roswell HUD Metro, Athens MSA, all other Georgia counties) Program page
Georgia Dream - Protectors, Educators & Nurses (PEN) Choice. Terms: Paired with a 30-year fixed-rate Georgia Dream first mortgage Purchase price limit: $475,000 (most counties) to $625,000 (Atlanta metro) Must pair with: A Georgia Dream first mortgage from a participating lender Where: statewide, limits vary by metro area Program page
Georgia Dream - Choice. Terms: Paired with a 30-year fixed-rate Georgia Dream first mortgage Purchase price limit: $475,000 (most counties) to $625,000 (Atlanta metro) Must pair with: A Georgia Dream first mortgage from a participating lender Where: statewide, limits vary by metro area Program page
Peach Plus. Terms: Higher-rate first mortgage (rate determined by market) for first-time and repeat buyers, with down payment assistance options available Purchase price limit: Up to $725,000 Program page
Peach Advantage. Terms: Higher-rate first mortgage (rate determined by market), sponsored by Lakeview Loan Servicing, LLC, for first-time and repeat buyers Purchase price limit: Up to $725,000 Program page
Peach Select VA. Terms: Low first-mortgage interest rate (initial rate set to 5.00%); no down payment assistance option Purchase price limit: Up to $625,000 (Atlanta metro); lower elsewhere per the same area table as the standard Georgia Dream loan Program page

City and county programs in Georgia

Local governments run their own down payment funds on top of the state programs. These can be combined with a state loan in most cases; each has its own income limit and area.

City of Atlanta (Atlanta Housing): Down Payment Assistance (DPA) Program. Up to $20,000; up to $25,000 for public safety, healthcare, education, current military/veteran, and Housing Choice Voucher participants. Second mortgage. Income limit: At or below 80% of HUD's MSA Area Median Income. First-time buyers only. Official page

How little you can put down

You do not need 20% down. Conventional loans go as low as 3% (through programs like Fannie Mae HomeReady and Freddie Mac Home Possible), FHA loans start at 3.5%, and VA and USDA loans can require nothing down. On Georgia's median-priced home (about $373,700), 3% down is roughly $11,211. Putting 20% down lets you skip private mortgage insurance, but most first-time buyers put down far less.

Who counts as a first-time buyer

For most programs, a first-time buyer is anyone who has not owned a primary residence in the last three years, so many repeat buyers qualify again. Georgia programs often add income and purchase-price limits, which is another reason to confirm the details with Georgia Department of Community Affairs.

Stack a buyer rebate on top in Georgia

Down-payment assistance and a buyer commission rebate are two different things, and in Georgia you can use both. Assistance from Georgia Department of Community Affairs helps with your down payment and closing costs; a buyer rebate returns about 2% of the price to you at closing (roughly $7,474 on a median-priced home), which can cover much of your closing bill.

See Georgia buyer rebates → See Georgia closing costs →

You may qualify for more help in your county

City and county governments in Georgia run their own down payment programs on top of the state ones, and most can be combined with a state loan. Each county page lists the local programs, income limits and local closing costs alongside the state programs:

Fulton County: local help up to $30,000

Frequently asked questions

What first-time home buyer programs are available in Georgia?

Georgia Department of Community Affairs (DCA) - Georgia Dream Homeownership Program lists 6 programs: Georgia Dream - Standard Down Payment Assistance, Georgia Dream - Protectors, Educators & Nurses (PEN) Choice, Georgia Dream - Choice, Peach Plus, Peach Advantage, Peach Select VA. Down payment help runs up to 5% of the loan (about $18,685 on a median-priced home). City of Atlanta (Atlanta Housing) also run local down payment programs.

How much down payment assistance can you get in Georgia?

Up to 5% of the loan (about $18,685 on a median-priced home) through Peach Advantage (second mortgage). Other Georgia programs offer different amounts; see the table on this page for each one.

Do you have to be a first-time buyer to qualify in Georgia?

Not for every program. 3 of 6 Georgia programs are open to repeat buyers. Has not had ownership interest in a primary residence in the past 3 years, OR purchasing in certain designated areas (waives the first-time requirement); applies to the standard Georgia Dream product, while Peach Select VA, Peach Plus, and Peach Advantage are open to first-time and repeat buyers

How much down payment do you need in Georgia?

As little as 3% on a conventional loan, 3.5% on an FHA loan, and 0% on VA or USDA loans. On Georgia's median-priced home (about $373,700), 3% is roughly $11,211. You do not need 20% down, though 20% lets you avoid mortgage insurance.

Who counts as a first-time home buyer?

For most programs, a first-time buyer is anyone who has not owned a primary residence in the last three years. Some Georgia programs also have income and purchase-price limits, so check with Georgia Department of Community Affairs.

Can I combine assistance with a buyer rebate in Georgia?

Yes. A buyer commission rebate is separate from down-payment assistance and is legal in Georgia. Assistance helps with your down payment and closing costs up front; a rebate returns about 2% of the price at closing, which you can put toward closing costs. You can use both.

Official sources

Georgia program details last verified against Georgia Department of Community Affairs on September 11, 2026.

Read the full guide to the cash you need to buy →

This is general information, not financial advice. Program details, limits, and loan terms change; confirm the current rules with Georgia Department of Community Affairs and your lender before you rely on them.

See first-time buyer programs in all states