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 are statewide bands as of July 8, 2026: $137,555 for 1–2 person households and $158,188 for 3+, with a $625,000 purchase-price cap. Payment deferred until sale, refinance, or payoff — the assistance is repayable, not forgiven.
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 $12,500 for buyers with a disabled household member, or buyers purchasing a home for a disabled household member — the same amount as PEN, with disability-based eligibility. Documentation of disability required at application.
Peach programs (above the classic limits)
- Peach Plus: For buyers above classic Georgia Dream limits — first-time requirement waived, income up to $206,333 (1–2 person) / $237,282 (3+), purchase price up to $725,000, FHA and VA, with DPA options available.
- Peach Select (Veterans): A Veteran-focused first mortgage with the first-time requirement waived and the $625,000 price cap — no DPA attached.
- Peach Advantage: Conventional path for income up to 150% of area median, price up to $725,000, first-time requirement waived, DPA available.
Figures per Georgia DCA as of July 2026.
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: Georgia Dream uses statewide bands ($137,555 for 1–2 person households / $158,188 for 3+ as of July 8, 2026) based on total household income; local city programs are typically tied to area median income (AMI)
- Purchase-price limit: Georgia Dream caps the price at $625,000 statewide ($725,000 on Peach Plus/Advantage); 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 get Georgia Dream if I owned a home before?
Often, yes — two paths. First, the 3-year rule: if you haven't owned and occupied a principal residence in the past 3 years, you count as a first-time buyer again. Second, in federally designated targeted areas the first-time requirement is waived entirely, though you can't own any other real estate at closing. And Peach Plus waives the first-time requirement statewide.
Do you have to pay back Georgia Dream down payment assistance?
Yes — Georgia Dream assistance is not forgivable. It's a 0%-interest second mortgage with no monthly payment, and it's due in full when you sell, refinance, or stop living in the home as your primary residence. While you stay, it costs nothing.
What are the income limits for Georgia Dream in 2026?
As of July 8, 2026, Georgia Dream uses statewide limits: $137,555 for 1–2 person households and $158,188 for households of 3 or more, with a $625,000 purchase-price cap. Older articles still quote county-by-county limits in the $79,000–$92,000 range — those are outdated.
What is the Georgia Dream Peach Plus program?
A newer Georgia DCA product for buyers above the classic Georgia Dream limits: the first-time-buyer requirement is waived, income limits rise to $206,333 (1–2 person) / $237,282 (3+), the purchase-price cap is $725,000, and down-payment assistance options are available on FHA and VA loans. DCA also offers Peach Select for Veterans (no DPA) and Peach Advantage (conventional, income up to 150% of area median).
What does Georgia Dream require besides the 640 credit score?
A minimum $1,000 contribution of your own or gift funds, liquid assets no greater than $20,000 or 20% of the purchase price (whichever is greater), and a HUD-approved homebuyer education course (about $50–$100, online through eHome America or in person). We walk you through each requirement.
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 total household income, not just the borrower's income. Combined household income must fall within Georgia Dream's statewide limits — $137,555 for 1–2 person households and $158,188 for 3 or more, as of July 8, 2026.
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.