Down payment assistance in Georgia
Georgia's primary statewide down payment assistance program, run by Georgia Department of Community Affairs. Numbers and eligibility reflect the program's published 2025 guidelines.
Georgia Dream Standard
Deferred loan- Maximum assistance
- $10,000 standard, up to $12,500 for PEN (protectors, educators, nurses) buyers
- Income limit
- Up to $80,000-$103,500 depending on county
- Home price limit
- Up to $375,000 statewide
- First-time buyer
- Required
- Eligible loan types
- FHA, VA, USDA, Conventional
- •0% deferred second mortgage - no monthly payment.
- •PEN/CHOICE/Hardest Hit categories qualify for higher assistance amounts.
How Georgia DPA fits into your purchase
Down payment assistance reduces the cash you need at the closing table. Georgia's Georgia Dream Standard pairs with the standard FHA, VA, USDA, or conventional first mortgage from a participating lender; the DPA flows through the same closing.
Two things to budget for: most state DPA requires a homebuyer-education course (typically online, 6-8 hours, ~$75) and you usually have to use a lender on the agency's approved list. The agency keeps the list public on its website.
Common questions
Georgia's primary statewide DPA is Georgia Dream Standard from Georgia Department of Community Affairs. $10,000 standard, up to $12,500 for PEN (protectors, educators, nurses) buyers. Many Georgia cities and counties also run additional DPA layered on top.
Yes. The Georgia Dream Standard requires that you have not owned a primary residence in the past 3 years. Veterans and target-area buyers are sometimes exempt.
Yes. Georgia Dream Standard works with these loan types: FHA, VA, USDA, Conventional. The DPA is layered behind your first mortgage as a separate lien (or grant), and both close together.
Usually no. Deferred and forgivable loans typically have no monthly payment, so most lenders do not include them in your DTI calculation.
Deferred and second-mortgage DPAs are generally repaid in full when you sell, refinance, or pay off the first mortgage.