Georgia Dream Income Limits, Seller Guide Revision July 8, 2026
Georgia Dream uses three county tiers, not a county by county table. The middle tier is the one people miss, because it covers only five counties around Athens. Here are all three, from the seller guide itself.
The short answer
Georgia Dream sets its maximum household income by tier. In the Atlanta metro tier it is $137,555 for a one or two person household and $158,188 for three or more. In the Athens MSA tier it is $118,152 and $135,875. In all other Georgia counties it is $101,700 and $116,955. Each tier also carries its own maximum sales price.
The whole table
| Tier | Income, 1–2 persons | Income, 3 or more | Max sales price |
|---|---|---|---|
| Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR | $137,555 | $158,188 | $625,000 |
| Athens, GA MSA | $118,152 | $135,875 | $525,000 |
| All Other Georgia Counties | $101,700 | $116,955 | $475,000 |
The Athens MSA tier covers Clarke, Madison, Morgan, Oconee and Oglethorpe counties only.
The three tiers, and which counties are in them
The top tier is the Atlanta-Sandy Springs-Roswell HUD metro area, which is where most Georgia Dream volume sits. The bottom tier, labelled all other Georgia counties, covers the large majority of the state by count. Between them sits the Athens MSA, and it is only five counties: Clarke, Madison, Morgan, Oconee and Oglethorpe. If you are buying in one of those five, you are not in the all other counties tier, and your limit is $16,452 higher for a one or two person household than the bottom tier allows.
The sales price limit moves with the tier too
Each tier carries its own maximum sales price: $625,000 in the Atlanta metro tier, $525,000 in the Athens MSA, and $475,000 everywhere else. Both tests have to pass. A buyer inside the income limit can still be stopped by the price limit, and in the bottom tier that is the more common of the two.
Peach Plus is a different program with different numbers
DCA also publishes Peach Plus, which allows far higher income: $206,333 for one or two people and $237,282 for three or more in the Atlanta tier, with sales prices up to $725,000. Peach Plus carries its own conditions, including a cap on liquid assets. If you are over the standard Georgia Dream limit, ask us whether Peach Plus fits before you assume you are out.
Common questions
What is the income limit for Georgia Dream?
It depends which of three tiers your county is in. In the Atlanta-Sandy Springs-Roswell metro tier it is $137,555 for a one or two person household and $158,188 for three or more. In the Athens MSA it is $118,152 and $135,875. In all other Georgia counties it is $101,700 and $116,955. These are from the seller guide revised July 8, 2026.
Which counties are in the Athens tier for Georgia Dream?
Five: Clarke, Madison, Morgan, Oconee and Oglethorpe. If you are buying in one of these, your income limit is $118,152 for a one or two person household rather than the $101,700 that applies in the all other counties tier.
What is the maximum sales price for Georgia Dream?
It is set by tier: $625,000 in the Atlanta metro tier, $525,000 in the Athens MSA, and $475,000 in all other Georgia counties. Both the income limit and the sales price limit have to pass.
I am over the Georgia Dream income limit. Is there another option?
Possibly. DCA's Peach Plus program allows $206,333 for one or two people and $237,282 for three or more in the Atlanta tier, with higher sales prices. It carries its own conditions, including a limit on liquid assets, so ask us to look at your file.
Does household size change the Georgia Dream income limit?
Yes. Every tier publishes a figure for one or two people and a higher figure for three or more. The step up is about $20,000 in the Atlanta tier and about $15,000 in the bottom tier.
Want us to check your file against these limits?
Send us your county, household size and price target, and we will tell you which program you fit and what you would still need at closing. No obligation.