Georgia Dream Homeownership Program

Georgia Dream pays up to $12,500 toward your down payment

Most guides to this program get the numbers wrong. Everything below comes from the Georgia Department of Community Affairs lender matrix, version 2026‑07‑08 — the document participating lenders actually underwrite to.

Verified against DCA source documents · 1 November 2026

The three assistance tiers

Assistance is a second mortgage at 0% interest with no monthly payment, deferred until you sell, refinance or pay off the first mortgage. You receive the lesser of the percentage or the cap.

Standard $10,000 5% of purchase price, or $10,000 — whichever is lower Any eligible first-time buyer.

PEN $12,500 6% of purchase price, or $12,500 — whichever is lower Protectors, educators and nurses, by current occupation.

Choice $12,500 6% of purchase price, or $12,500 — whichever is lower Any household that includes a person with an eligible disability.

Estimate your assistance

This applies the matrix rules to your numbers. It is an estimate, not a qualification decision — only a licensed loan officer can tell you what you qualify for.

Purchase price

Credit score

Liquid assets after closing

Property type

I currently work as a protector, educator or nurse Someone in my household has an eligible disability I have not owned and occupied a primary residence in the last 3 years I am a U.S. military veteran who has not used bond-financed mortgage assistance before

Program requirements

Requirement	Georgia Dream Standard, v. 2026‑07‑08
Loan types	FHA, VA, USDA or conventional. 30-year fixed rate, primary residence, purchase only.
Credit score	640 minimum. 660 minimum for manufactured housing.
Debt-to-income	Score 700+: per automated underwriting approval. Score 640–699: housing and total DTI both capped at 45%.
Maximum LTV	FHA 96.5%, VA 100%, USDA 100%, conventional 80%.
Sales price limit	Up to $625,000, or the maximum for your MSA or county — whichever is lower.
Income limit	Set by county and household size, in two brackets: 1–2 persons, and 3 or more. Limits change yearly.
Liquid assets	No more than $20,000 or 20% of sales price immediately after closing. Retirement accounts excluded; gifts over $5,000 counted.
Your contribution	At least $1,000, by check, money order or debit card. Credit card not accepted.
First-time buyer	No primary residence owned and occupied in the last 3 years. Waived in targeted areas and for qualifying veterans.
Homebuyer education	Required, through a HUD-approved counseling agency. $50 online through the DCA link.
Documentation	Three years of IRS tax transcripts per applicant, plus the most recent W-2.
Ineligible property	2–4 unit properties. Appraisal waivers not permitted. No property used for a trade or business.

Details most guides leave out

Veterans skip the first-time rule: The first-time buyer requirement is waived for a U.S. military veteran who has not previously received bond-financed mortgage assistance. You can have owned a home before and still qualify.
Your whole household counts: Income is counted from everyone who will occupy the home in the 12 months after closing, including people not on the loan. Anyone 18 or older is a non-applicant household member, and their income counts — though they do not need to be first-time buyers themselves.
The $1,000 is yours to bring: You must put in at least $1,000 of your own money, and it cannot come from a credit card. Check, money order or debit card only.
Saving too much can disqualify you: More than $20,000 or 20% of the sales price in liquid assets after closing makes you ineligible. Retirement accounts do not count, but a gift over $5,000 does.
Rates move on Thursdays: DCA publishes first mortgage rates weekly, typically each Thursday. The down payment assistance second mortgage is always 0%.
Your lender reserves funds for 75 days: Once reserved, funds are held for a maximum of 75 calendar days, covering compliance underwriting through disbursement. A slow contract can run that out.
Assistance can stack: Other down payment assistance is allowed if it takes a subordinate lien position to DCA's and you still meet the minimum contribution. You cannot receive cash back at closing.
Co-signers are limited: A co-signer may sign the note but cannot take title or live in the home. Their income is not counted in household income, but it can be used as qualifying income.

How to apply

Pre-qualify with a participating lender

Georgia Dream loans are originated only by lenders approved by DCA. Your lender checks income, credit and county limits before anything is reserved.

Complete homebuyer education

Required for every Georgia Dream borrower, through a HUD-approved housing counseling agency. The online course runs $50 through the DCA link.

Find a home inside the limits

Your county sets the sales price ceiling. Single family, approved condominium or qualifying manufactured housing only.

Your lender reserves the funds

Reservation starts a 75-day clock through DCA compliance review and disbursement.

Close

Assistance arrives as a 0% deferred second mortgage. No monthly payment on it.

Talk to a loan officer

A licensed loan officer will review your situation and tell you what you actually qualify for. No application is taken on this page.

Sources

Figures on this page come from the Georgia Department of Community Affairs: · Georgia Dream Standard matrix, version 2026‑07‑08 — assistance tiers, credit, ratio, asset and property requirements · Georgia Dream program page — program overview and participating lender directory · County income and sales price limits come from DCA's Maximum Sales Prices by Program Type and MSA County table and the Georgia Dream Seller Guide. Limits change yearly and are confirmed by your lender at pre-qualification. Reviewed 1 November 2026. Program terms are set by DCA and can change without notice.