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 for USDA-eligible rural Georgia areas. Eligibility map covers much of rural Georgia outside Atlanta metro.
Georgia Dream programs (the headline)
- Georgia Dream Standard: Up to $10,000 in DPA as a 0% deferred-payment second mortgage. Income limits by county. 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 $15,000 in DPA for buyers with a disabled household member, or buyers with the down payment for a disabled household member. Same structure as Standard but higher DPA amount.
- Hardest Hit Fund: Historic federal-funded program — verify current availability with your loan officer.
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
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.