The 2026 Georgia Dream Down Payment Assistance Guide.
Everything a Georgia buyer needs to understand Georgia Dream, in one read. How the assistance works, the Standard vs PEN/CHOICE tiers, who qualifies, and the one thing to get right about repayment.
The short version
Georgia down payment assistance runs through Georgia Dream, from the Georgia Department of Community Affairs. You take a Georgia Dream first mortgage (FHA, VA, USDA, or conventional) and add a Georgia Dream assistance second: up to $10,000 on the Standard tier, or up to $12,500 if you're a protector, educator, nurse, or a buyer with a disability. You need a 640 credit score, first-time-buyer status, and to stay under the income and price limits.
How the money works
The assistance is a second mortgage at 0% interest with no monthly payment. It's deferred and not forgivable, so you repay the full balance when you sell, refinance, or pay off the first mortgage, and nothing before then. Think of it as an interest-free way into the home now, repaid later from your equity, not free money. Full breakdown of the tiers and repayment →
Do you qualify?
You need a 640 middle credit score, first-time-buyer status (waived in targeted counties), household income under $137,555 for 1–2 people or $158,188 for 3 or more, a purchase price of $625,000 or less (all effective July 8, 2026), and a homebuyer education course. Check the full eligibility rules →
How to apply
You apply through a participating Georgia Dream lender. We confirm your limits, check your PEN/CHOICE eligibility, and close the first mortgage and the assistance second together. Start with a 20-minute call.
One honest note. Because Georgia Dream is repaid rather than forgiven, it's best when you need help getting in without draining savings. If you already have your down payment, a loan without assistance may cost less, and we'll tell you.