Georgia first-time home buyer programs
Georgia Department of Community Affairs (Georgia Dream) lists 3 programs that help buyers in Georgia with the down payment or closing costs. Amounts and terms are shown as the agency publishes them.
- Programs from the agency
- 3
- Biggest amount listed
- $12,500
- First-time buyers only
- Every program
- Income caps
- Up to $158,188
Down payment assistance programs in Georgia
| Program | Amount | Grant or loan | Income limit | First-time buyers only |
|---|---|---|---|---|
| Georgia Dream Loan Program - Standard. With a 30-year fixed-rate FHA, USDA-RD, VA or conventional mortgage from a Georgia Dream participating lender. | Up to 5% of the price, at most $10,000 | Repayable loan | Ask the agency | Yes, with exceptions |
| Georgia Dream Loan Program - Protectors, Educators & Nurses (PEN). Only for public protectors, educators, healthcare providers, workers in these industries, and active military. With a 30-year fixed-rate FHA, USDA-RD, VA or conventional loan from a Georgia Dream participating lender. | Up to 6% of the price, at most $12,500 | Repayable loan | Ask the agency | Yes, with exceptions |
| Georgia Dream Loan Program - Choice. Only for households with a family member living with a disability. With a 30-year fixed-rate FHA, USDA-RD, VA or conventional mortgage from a Georgia Dream participating lender. | Up to 6% of the price, at most $12,500 | Repayable loan | Varies by area and household size: $101,700 to $137,555 for 1 or 2 people, $116,955 to $158,188 for 3 or more. | Yes, with exceptions |
Usually, "first-time buyers only" means you haven't owned a home during the past three years, though every program sets a rule of its own. The name of each program links to a Georgia Department of Community Affairs (Georgia Dream) page that says whether applications are open right now. Compare down payment assistance programs across all states, or ask a lender that works with Georgia's programs.
How do you repay Georgia's programs?
- Repayable loan: a small second mortgage you pay back monthly, usually along with your first mortgage payment.
How does your income compare with Georgia's caps?
Every program has its own income cap, which the table shows, and the exact chart is on that program's agency page. Use the HUD income limits lookup (FY2026) to find the figure for your county and household size. If a program relies on its own county chart or Freddie Mac's, the result can differ from HUD's number, and the agency's chart decides.
| HUD area | Median family income | HUD low-income limit |
|---|---|---|
| Atlanta-Sandy Springs-Roswell | $117,800 | $94,250 |
| Athens-Clarke County | $100,100 | $80,100 |
| Augusta-Richmond County | $90,400 | $72,300 |
| Columbus | $85,800 | $67,750 |
| Valdosta | $82,600 | $66,100 |
Talk to a lender that works with Georgia programs
These programs are paid out through the agency's approved lenders, so the lender is your next step. Tell us where you're buying and a lender that works with Georgia's programs can explain which ones fit you.
Rather not call? Send your details and the lender will reach you.
Are you buying near a state border?
Alabama, Florida, North Carolina, South Carolina, Tennessee or programs for all 50 states plus DC.