Guides / Down Payment Assistance / Georgia

Down Payment Assistance in Georgia

Georgia's state-level down payment assistance is run through the Georgia Dream Homeownership Program, administered by the Georgia Department of Community Affairs (DCA/GHFA) — confirmed directly from DCA's own program flyers and FAQ pages (effective since Feb. 8, 2024 and still the current structure as of mid-2026). It offers three tiers of 0%-interest, deferred second-mortgage assistance (due on sale/refinance/move-out, not automatically forgiven): a Standard tier for all eligible first-time buyers, and two enhanced tiers (PEN, for protectors/educators/nurses/military, and CHOICE, for households with a disabled family member) offering larger assistance. Note: some third-party mortgage/finance blogs cite a much lower income limit (~$82,800), but the official DCA-published figures ($130,290 for 1-2 person, $149,833 for 3+ person households, varying somewhat by county) were verified directly from dca.georgia.gov and should be treated as authoritative.

Programs

Georgia Dream Standard Loan Program
Georgia Department of Community Affairs (DCA) / Georgia Housing and Finance Authority
Amount: 5% of the property purchase price or a maximum of $10,000 (whichever is less), as a 0% interest second mortgage with no monthly payment, due upon sale, refinance, or when the home stops being the borrower's primary residence
Type: Deferred-payment down payment/closing cost assistance loan (second mortgage), not a grant
Must be a first-time homebuyer (has not owned a home in the past 3 years), minimum middle credit score of 640, liquid assets no more than $20,000 or 20% of sales price (whichever is greater), household income up to $130,290 (1-2 persons) or $149,833 (3+ persons) subject to county variation, home purchase price up to $550,000 (varies by county), must complete a HUD-approved homebuyer education course, and use an approved Georgia Dream participating lender with an FHA/VA/USDA-RD/conventional first mortgage
Georgia Dream PEN (Protectors, Educators & Nurses) Loan Program
Georgia Department of Community Affairs (DCA)
Amount: 6% of the property purchase price or a maximum of $12,500 (whichever is less), 0% interest, deferred second mortgage due on sale/refinance/non-occupancy
Type: Deferred-payment down payment/closing cost assistance loan targeted at specific professions
Same base criteria as Georgia Dream Standard (first-time buyer or no home ownership in 3 years, 640 min credit score, income and purchase price limits, homebuyer education) PLUS must be a public safety/protective service worker, educator, healthcare provider (including nurses), or active-duty military/veteran
Georgia Dream CHOICE Loan Program
Georgia Department of Community Affairs (DCA)
Amount: 6% of the property purchase price or a maximum of $12,500 (whichever is less), 0% interest, deferred second mortgage due on sale/refinance/non-occupancy
Type: Deferred-payment down payment/closing cost assistance loan for households with a family member with a disability
Same base criteria as Georgia Dream Standard (first-time buyer or no home ownership in 3 years, 640 min credit score, income/purchase price limits, homebuyer education) PLUS a household member must be living with a disability

Facts on this page reflect research current as of 2026-07-05. Programs, rates, and laws change — confirm current figures with the relevant state agency before relying on them.

Related Resources
Property Taxes in GeorgiaTransfer Tax & Closing Costs in GeorgiaBuyer-Agent Agreements in GeorgiaSeller Disclosure Laws in GeorgiaFind Agents in GeorgiaDown Payment Calculator