Down Payment Assistance
Down Payment Assistance in Georgia (2026)
Georgia homebuyers can access up to $10,000 in down payment assistance through the Georgia Department of Community Affairs (DCA). On the state's $319,330 median home price, that covers roughly 16% of a standard 20% down payment. Georgia has 3 state DPA programs total.
New to this? Quick definitions
- DPA —
- down payment assistance. Money — as a grant or loan — that helps cover the upfront cash you'd otherwise need to buy a home.
- Grant vs. loan —
- a grant is money you never repay. A loan (forgivable, deferred, or repayable) can come with strings attached, even at 0% interest.
- Forgivable loan —
- the balance is wiped out over time if you stay in the home — but it's still a real loan until then, and selling or refinancing early can trigger repayment.
- Deferred loan (silent second) —
- a second loan on your home with no monthly payments, often called a "silent second" because you won't notice it until you sell, refinance, or pay off your first mortgage — that's when it comes due.
- AMI —
- Area Median Income. The midpoint household income for your county, used to set eligibility — programs list limits as a percentage of AMI (e.g. 80% of AMI).
- Income limit —
- the maximum household income you can earn and still qualify, based on where you live and how many people are in your household.
- Purchase price cap —
- the maximum home price a program will help you buy — homes priced above the cap don't qualify, even if your income does.
Do you likely qualify?
The Georgia Dream Homeownership Program caps the home purchase price at $425,000 — check that cap against homes you're considering, and the county income limit below.
Primary Program: Georgia Dream Homeownership Program
maximum assistance
0% interest, no monthly payments. Repaid when you sell, refinance, or pay off the first mortgage — this is sometimes called a "silent second" because you won't notice it until then.
- Administering Agency
- Georgia Department of Community Affairs (DCA)
- Purchase Price Cap
- $425,000
Additional Georgia DPA Programs
PEN Program (Protectors, Educators, Nurses)
Deferred Loan$20,000
0% interest, no monthly payments. Repaid when you sell, refinance, or pay off the first mortgage — this is sometimes called a "silent second" because you won't notice it until then.
Apply / Learn MoreChoice Program (disability)
Deferred Loan$20,000
0% interest, no monthly payments. Repaid when you sell, refinance, or pay off the first mortgage — this is sometimes called a "silent second" because you won't notice it until then.
Apply / Learn MoreHow Down Payment Assistance Works
Most state DPA programs are layered on top of a first mortgage — you apply through an approved lender who originates both the primary loan and the DPA second lien at the same closing. The DPA funds reduce the cash you need upfront.
Grants
Free money — no repayment ever. Typically the smallest amounts but highest value.
Forgivable Loans
Balance forgiven after a set period (usually 3–15 years) if you stay in the home. Selling early triggers repayment.
Deferred Loans
No monthly payments. Balance due when you sell, refinance, or pay off your mortgage.
Mistakes first-time buyers make
- Assuming you don't qualify without actually checking the income limit for your county and household size.
- Treating a "forgivable" loan as free money — it can still come due in full if you sell or refinance before the forgiveness term ends.
- Stacking programs incorrectly, or assuming state and local programs combine automatically without confirming with your lender.
- Skipping the required homebuyer education course, which can delay or disqualify your application at closing.
Pro tips
- Talk to a HUD-approved housing counselor first — it's free and they know every program you may qualify for, not just the state's.
- Apply for mortgage pre-approval alongside your DPA program application; most DPA funds are disbursed through an approved lender at the same closing.
- Check local city and county programs in addition to the state program above — many are stackable and cover different costs.
- Ask exactly what triggers repayment on any loan-based assistance before you sign, not after.
Down Payment Calculator
Down Payment Planner
Georgia median pre-loaded
Your Savings Plan
Timeline
10.7 yrs
saving $500/mo
No PMI at 20% down
20% or more avoids private mortgage insurance entirely.
Estimate only — does not include investment returns on savings.
Full Calculator →The First Mortgage and Closing Taxes This Assistance Has to Cover in Georgia
Real Estate Transfer Tax
Georgia's real estate transfer tax is $1 per $1,000 of the sale price (0.10%), which the seller is legally liable for, though contracts often shift it to the buyer. (O.C.G.A. § 48-6-1 et seq.). (Georgia Department of Revenue, retrieved 2026-09-14) Under that schedule a $319,330 sale owes $319, which the statute puts on the seller.
Intangible Recording Tax
Georgia charges intangible recording tax of $1.50 per $500 of a long-term mortgage note (0.30%), capped at $25,000; it is collected from the lender, which may pass it to the borrower. (Georgia Department of Revenue, retrieved 2026-09-14) On the $255,464 loan that comes with 20% down on this home, that is $766; with 10% down the loan is $287,397 and the tax is $862. It is paid once, at recording, and is not part of the monthly payment above.
Georgia Department of Community Affairs (DCA): Georgia Dream Homeownership Program (Georgia Dream Standard)
Georgia Dream Homeownership Program (Georgia Dream Standard) is the first-mortgage programme run by Georgia Department of Community Affairs (DCA). (Georgia Department of Community Affairs, retrieved 2026-09-14) Its purchase-price limit is $625,000 (Georgia Dream Standard / Peach Select, Atlanta-Sandy Springs-Roswell HUD Metro counties; Athens MSA $525,000; all other counties $475,000 (Peach Plus/Advantage $575,000-$725,000)), so a $319,330 home is within it. (Georgia Department of Community Affairs, retrieved 2026-09-14) The income limit is $137,555 (Georgia Dream Standard, Atlanta HUD Metro counties, 1-2 persons ($158,188 for 3+); all other counties $101,700 / $116,955). (Georgia Department of Community Affairs, retrieved 2026-09-14) Down payment help comes through Georgia Dream down payment assistance (Standard, PEN, Choice): Standard: 5% of purchase price or $10,000, whichever is less; PEN (protectors, educators, nurses) and Choice (disability): 6% or $12,500, whichever is less. (Georgia Department of Community Affairs, retrieved 2026-09-14) Minimum credit score: 640. (Georgia Department of Community Affairs, retrieved 2026-09-14)
Frequently Asked Questions
What down payment assistance is available in Georgia?
Georgia's primary DPA program is the Georgia Dream Homeownership Program, administered by the Georgia Department of Community Affairs (DCA). It provides up to $10,000 as a deferred loan. 0% interest, no monthly payments. Repaid when you sell, refinance, or pay off the first mortgage — this is sometimes called a "silent second" because you won't notice it until then. Additional programs include PEN Program (Protectors, Educators, Nurses) and Choice Program (disability).
How much down payment do I need in Georgia after using DPA?
On a $319,330 home (Georgia median), a 20% down payment is $63,866. With the Georgia Dream Homeownership Program covering $10,000, your remaining gap would be $53,866. Many buyers combine DPA with a 3–5% conventional or FHA loan to reduce their cash needed further.
Do I have to repay Georgia down payment assistance?
0% interest, no monthly payments. Repaid when you sell, refinance, or pay off the first mortgage — this is sometimes called a "silent second" because you won't notice it until then.
Can I combine Georgia DPA with other assistance programs?
Yes — Georgia's DPA programs can generally be combined ("stacked") with local city and county assistance programs, employer homebuyer benefits, and federal programs. Check with an approved lender or HUD-approved counselor to identify all programs you qualify for.
What are the income limits for Georgia down payment assistance?
The Georgia Dream Homeownership Program does not publish its income limit as a single percentage of AMI; limits are set in dollars by county and household size. Check the Georgia Department of Community Affairs (DCA) website for current limits in your area.
Related Calculators
Home Affordability Calculator
See how much home you can afford in Georgia
PMI Calculator
Estimate private mortgage insurance on lower down payments
Georgia First-Time Buyer Programs
State mortgage programs with low rates and low down payments
Mortgage Payments by Price
See full PITI costs for 8 home prices in Georgia, from $200K to $750K
What to do next
Down payment assistance is one piece of the puzzle. Here's where to go depending on where you are in the process.
Not sure if you qualify?
Check the Georgia Department of Community Affairs (DCA) income limits above before ruling yourself out — many buyers qualify without realizing it.
Want the full true cost picture?
DPA covers the down payment, not your ongoing costs. See the true cost of owning a home in Georgia for the full monthly picture.
Ready to apply?
Most DPA funds are disbursed through an approved lender at closing — get pre-approved and ask specifically about Georgia Dream Homeownership Program when you apply.