Updated · Mike Certo, NMLS #260555
Georgia Down Payment Assistance Programs Guide
Georgia has one of the most generous state-level DPA program families in the Southeast — Georgia Dream Standard/PEN/CHOICE plus Atlanta and local programs. Here's the practical Georgia DPA program map.
Georgia Dream program family
Georgia Dream Standard
Up to $10,000 in 0% deferred-payment second mortgage. Pairs with FHA, VA, USDA, or conventional first mortgage. 30-year, 0% interest. Income limits by county and household size; purchase-price limits per Georgia Dream chart. Payment deferred until sale or refinance.
Georgia Dream PEN (Protectors, Educators, Nurses)
Up to $12,500 in DPA for eligible professions: law enforcement, firefighters, EMS, military, K-12 teachers, school staff, nurses, and other healthcare workers. Same structure as Standard but higher DPA amount. Profession verification required at application.
Georgia Dream CHOICE
Up to $15,000 in DPA for buyers with a disabled household member, or buyers purchasing a home for a disabled household member. Highest Georgia Dream DPA amount. Documentation of disability required at application.
Atlanta and local Georgia DPA programs
- Atlanta Affordable Housing DPA (City of Atlanta) — income-eligible Atlanta buyers
- Invest Atlanta DPA — additional DPA programs for City of Atlanta residents
- City of Decatur HBA (Home Buyer Assistance)
- DeKalb County DPA
- Fulton County DPA (outside City of Atlanta)
- Cobb County DPA
- Gwinnett County DPA
- City of Savannah DPA
- Augusta-Richmond County DPA
- City of Columbus DPA
Eligibility variables
Each Georgia DPA program has its own rules:
- Income limit: typically tied to county area median income (AMI); Georgia Dream uses household income
- Purchase-price limit: Georgia Dream uses statewide chart by county; local programs vary
- Credit score: typically 640+ for Georgia Dream; some national programs accept 600+
- Occupancy: primary residence only
- First-time buyer: Georgia Dream requires FTHB status (HUD 3-year definition); some local programs do not
- Homebuyer education: required for most programs
- Profession: PEN requires eligible profession; CHOICE requires disabled household member documentation
One assistance program per transaction
Georgia DPA programs do not combine with each other. You select ONE DPA program per home purchase.
Next step
20-minute call. Bring city/county, household income, FICO ballpark, target purchase price, profession (PEN check), disability status (CHOICE check). We map your top 2-3 program fits.
Related
FAQ
Can I combine Georgia Dream Standard with Atlanta DPA?
No. You select one DPA program per transaction. Georgia Dream programs don't combine with each other or with local DPA.
What's the credit floor for Georgia Dream?
Most Georgia Dream programs require 640+. Some national programs (Chenoa Fund) accept 600+.
Does Georgia Dream PEN require all household income or just the borrower's income?
Georgia Dream uses household income, not just borrower income. Combined household income must fall within county AMI limits.
Are there Georgia DPA programs without income limits?
National programs like Chenoa Fund, Arrive Home, and Essex/NHF typically don't have income limits — useful for higher-income Georgia buyers who exceed Georgia Dream caps.