First-time home buyer programs in Georgia

What does the state offer? Georgia Dream

DCA is Georgia’s state housing finance agency. It sets the interest rate of the first mortgage (the matrix says rates are typically published weekly) and adds a second mortgage for the down payment. The first mortgage must be a 30-year fixed-rate FHA, VA, USDA or conventional loan from a participating lender.

DCA’s Georgia Dream page, updated effective July 8, 2026, lists three down payment options:

In each case you receive the lesser of the two amounts. The second mortgage carries a 0% rate, no monthly payments and deferred repayment, according to the DCA matrix.

An example

On a $150,000 home, 5% is $7,500, so a Standard buyer receives $7,500. On a $300,000 home, 5% is $15,000, but the cap applies: the buyer receives $10,000. This is an illustration of the rule, not a quote; your lender confirms the amount.

Who qualifies?

DCA’s page says Georgia Dream loans are open to first-time homebuyers, to buyers with no ownership interest in a primary residence in the last three years, and to those who buy in certain areas. You must also:

• Have household income at or below the limit for your county and household size. The household counts everyone who will live in the home, not only the people on the loan.
• Hold no more than $20,000 or 20% of the sales price in liquid assets after closing, whichever is greater.
• Have a credit score of at least 640 (660 for manufactured housing), and meet the loan type’s own rules.
• Contribute at least $1,000 of your own money to the purchase, according to the matrix.
• Complete homebuyer education, online or in person, with a HUD-approved counseling agency.

Income and price limits for Fulton County

Fulton County sits in DCA’s “Atlanta – Sandy Springs – Roswell, GA HUD Metro” area, which also includes Cobb, DeKalb, Gwinnett and 20 other counties. DCA’s current limits for that area:

Source: DCA program pages, consulted October 13, 2026. Limits can change; your lender checks the current table.

The other Georgia Dream loans

• Peach Plus is for FHA and VA borrowers who do not meet the traditional Georgia Dream rules. DCA’s page lists assistance of 3.5% of the price (maximum $10,000), or 4% (maximum $12,500) for PEN and Choice buyers.
• Peach Advantage is for conventional borrowers with higher prices or incomes. DCA says assistance runs from 2% up to 5% of the first loan amount. See our guide to private mortgage insurance for what a low down payment adds to a conventional loan.
• Peach Select VA offers a lower rate but no down payment assistance, according to DCA. For the loan itself, see our VA loans guide.

For FHA borrowers, see our FHA loans guide.

Programs in Atlanta

Invest Atlanta, the city’s development authority, offers incentives for homes inside the Atlanta city limits. Its page says incentives can be combined, and that every participant must put in $1,500 of their own funds, own no other property and live in the home.

Source: Invest Atlanta, consulted October 13, 2026. The page also lists the Perry Bolton and Vine City Renaissance programs for homes in those specific areas.

All Invest Atlanta programs set a ceiling on liquid assets ($35,000 for most, $25,000 for Perry Bolton). Invest Atlanta’s process starts with a mandatory 90-minute Q&A session, then homebuyer education, a participating lender, and at closing a participating closing attorney. The page does not say whether applications are open today; ask Invest Atlanta or a participating lender.

How to apply

1. Take a homebuyer education class with a counseling agency on DCA’s approved list.
2. Contact a Georgia Dream participating lender to pre-qualify (DCA gives 800-359-4663). Gather 30 days of pay stubs, two years of W-2s and 60 days of bank statements.
3. Your lender reserves the funds through DCA’s lender portal. DCA’s matrix limits a reservation to 75 calendar days, from submission to disbursement.
4. For an Atlanta home, ask an Invest Atlanta participating lender whether you can stack its incentive on top.

Read our home buying steps and closing costs explained before you shop. Local prices are on our Georgia home prices page and our page on buying a home in Atlanta.