Updated · Mike Certo, NMLS #260555
Georgia First-Time Home Buyer Guide
Georgia first-time buyers have access to one of the most generous state DPA programs in the Southeast. Georgia Dream Standard, PEN, and CHOICE — paired with Atlanta and local DPA programs — make Georgia FTHB scenarios workable when buyers understand the program menu and the Georgia attorney-state closing process.
First-time buyer loan types in Georgia
- FHA: 3.5% down, 580+ FICO published (620+ practical lender overlay). Pairs with Georgia Dream programs.
- Conventional 97: 3% down, 620+ FICO. Pairs with Georgia Dream conventional path.
- VA: Zero down for eligible veterans. Georgia has large veteran population — Atlanta metro, Augusta (Fort Eisenhower), Columbus (Fort Benning).
- USDA: Zero down in USDA-eligible areas across Georgia. The eligibility map covers much of the state outside the metro cores outside Atlanta metro.
Georgia Dream programs (the headline)
- Georgia Dream Standard: Up to $10,000 in DPA as a 0% deferred-payment second mortgage. Statewide income bands apply. Pairs with FHA, VA, USDA, or conventional first mortgage.
- Georgia Dream PEN: Up to $12,500 in DPA for "Protectors, Educators, and Nurses" — qualifying public-sector and healthcare professions. Same structure as Standard but higher DPA amount.
- Georgia Dream CHOICE: Up to $12,500 for buyers with a disabled household member, or buyers purchasing for a disabled household member. Same structure as Standard, at the PEN-level amount.
Atlanta and local DPA programs
- Atlanta Affordable Housing DPA (City of Atlanta)
- Invest Atlanta DPA — programs for City of Atlanta residents
- City of Decatur HBA
- DeKalb County DPA
- City of Savannah DPA programs
- Augusta-Richmond County DPA programs
One assistance program per transaction
Georgia Dream programs do not combine with each other. Georgia Dream Standard does not combine with PEN. CHOICE does not combine with Atlanta DPA. You select ONE assistance program per home purchase.
Georgia attorney-state closing
Georgia is an "attorney-state" — a licensed Georgia closing attorney must conduct your real estate closing. This is different from Arizona, Florida, Texas, and most other states. Your buyer-side process:
- Pre-approval and underwriting works the same way as other states
- Closing attorney coordinates with your lender, listing agent, and title insurance
- Closing day: You sign with the attorney; lender wires funds; deed recorded
- Buyers typically receive disclosures and closing documents 3+ days before closing per TRID rules
Next step
20-minute call. Bring county, household income, FICO ballpark, FTHB status, profession (for PEN eligibility check). We map your top 2-3 Georgia program fits.
Related
FAQ
Do seniors pay school taxes in Georgia?
Often not in full — Georgia offers an income-tested school-tax exemption starting at 62, and many counties grant a full school-tax exemption at 65 regardless of income. It's county-by-county, so check with your county tax assessor; for many relocating retirees it's a major line-item saving.
When is the deadline to file for the Georgia homestead exemption?
April 1, with your county tax office. You must own and occupy the home as your primary residence on January 1 of that tax year, and the exemption does not transfer from the seller — file it yourself the first spring after closing or you wait a year.
What is Georgia HB 581 and does it cap my property taxes?
HB 581 created a statewide floating homestead exemption (effective 2025) that caps how fast your homestead's assessed value can grow — tied to inflation from a 2024 base year. But jurisdictions could decline the cap, and many large metro taxing jurisdictions did — verify your county, city, and school district. Rules current as of July 2026.
Do property taxes go up when you buy a house in Georgia?
Georgia does not reassess a home just because it sold. Every county assesses property at fair market value each January 1, and you're taxed on 40% of that value. Your purchase price becomes evidence in the next annual cycle, so budget for the assessment to drift toward what you paid — and file your homestead exemption by April 1 to soften the impact.
Who pays the transfer tax in Georgia?
Georgia's transfer tax is $1 per $1,000 of the sales price — $350 on a $350,000 home. The seller is liable by statute, though the contract can shift it. It's one of the smaller line items in a Georgia closing.
What is the Georgia intangible tax on a mortgage?
A one-time recording tax of $3 per $1,000 of your loan amount, capped at $25,000 — $900 on a $300,000 loan — customarily paid by the borrower at closing. Loans with terms of 62 months or less are exempt (as of July 2025), and refinancing with your same lender is exempt on the unpaid principal.
How much are closing costs in Georgia?
Typically 2–5% of the purchase price for buyers. The Georgia-specific stack: the closing attorney's flat fee, title insurance, the intangible tax on your loan, and lender/recording charges. Every line is itemized on your Loan Estimate before closing.
How much does a closing attorney cost in Georgia?
Typically a flat $750–$1,500 for a standard purchase, usually a buyer cost. Georgia law requires a licensed Georgia attorney to conduct or supervise the closing — in most purchases the attorney formally represents the lender while coordinating all sides.
What is the conforming loan limit in Georgia for 2026?
$832,750 for a single-family home — the same in every Georgia county, because no Georgia county is designated high-cost. Above that, a loan is a jumbo, which we also offer.
What are the FHA loan limits in Georgia for 2026?
Most Georgia counties sit at the 2026 FHA floor of $541,287 for a single-family home. The Atlanta metro area carries a higher limit — check your county's current figure with us before you shop, since metro limits change annually.
What is the Georgia income tax rate for 2026?
A flat 4.99%, effective January 1, 2026 — down from 5.39% in 2024 and 5.19% in 2025. Social Security is fully exempt, and Georgia excludes up to $65,000 per person of retirement income at 65+ ($35,000 at ages 62–64). Confirm specifics with your tax professional or at dor.georgia.gov.
Are there USDA-eligible areas near Atlanta?
Yes — the metro core is ineligible, but $0-down USDA Rural Development financing covers many outer-metro addresses. Eligibility is address-specific on the official USDA map, with income caps around $119,850 for a 1–4 person household in most counties. We check any address for you.
Do I have to use the builder's preferred lender in Georgia?
No — federal law (RESPA) prohibits requiring it. Builders can offer incentives tied to their affiliated lender, so compare the whole package: bring us the incentive-adjusted offer and we'll price against it honestly. Georgia Dream can pair with new construction within the program's price cap.
Who qualifies as a "Protector, Educator, or Nurse" in Georgia Dream PEN?
Law enforcement, firefighters, EMS, military, K-12 teachers, school staff, nurses, and other healthcare workers. Verify your specific profession at application.
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.
Why does Georgia require an attorney at closing?
Georgia is an attorney-state. State law requires a licensed Georgia attorney to conduct real estate closings. This is built into your closing cost calculation.
Does Georgia have income-limit-free DPA programs?
National programs like Chenoa Fund, Arrive Home, and Essex/NHF typically don't have income limits — useful for Georgia buyers who exceed Georgia Dream caps.