Georgia down payment assistance programs, and how the tiers work.
Georgia centers on one strong statewide program, Georgia Dream, with tiers that reward public service, plus a separate option for metro Atlanta. Here's each one and who it fits.
Georgia Dream Standard
The Standard tier is the core Georgia Dream assistance, up to $10,000 as a 0% deferred second mortgage with no monthly payment. It's open to every eligible first-time buyer who meets the credit, income, and price rules. Full Georgia Dream breakdown →
Georgia Dream PEN (Protectors, Educators, Nurses)
PEN raises the assistance to up to $12,500 for buyers who serve the public: active military and veterans, police, firefighters, EMTs and paramedics, teachers and school employees, and nurses and other healthcare workers. Same 0% deferred structure, larger amount. If you work in one of these fields, this is usually the tier to target.
Georgia Dream CHOICE
CHOICE also provides up to $12,500 and is built for a homebuyer who has a disability, or who has a family member with a disability living in the home. It recognizes the added cost of accessible housing with the higher assistance amount.
Atlanta Housing (metro Atlanta)
Separate from Georgia Dream, the Atlanta Housing (AH) program offers down payment assistance for eligible buyers within its service area. If you're buying in the City of Atlanta, it can be worth comparing against Georgia Dream, we'll run both.
Georgia Dream questions
What down payment assistance programs are available in Georgia?
The main statewide program is Georgia Dream, from the Georgia Department of Community Affairs, with Standard assistance up to $10,000 and PEN/CHOICE up to $12,500. Metro Atlanta buyers also have the separate Atlanta Housing (AH) down payment assistance. Cornerstone originates Georgia Dream.
What is the difference between Georgia Dream PEN and CHOICE?
Both are the $12,500 tier. PEN stands for Protectors, Educators, and Nurses, active military and veterans, first responders, teachers and school staff, and healthcare workers. CHOICE is for a homebuyer who has a disability or a family member with a disability living in the home.
Does Georgia Dream work with FHA, VA, or USDA loans?
Yes. The Georgia Dream first mortgage and its down payment assistance second are available on FHA, VA, USDA/Rural Development, and conventional loans. FHA is the most common pairing because its low down payment fits well with the assistance.
Which Georgia program fits you?
Tell us your county, credit range, and profession, and we'll point you at the right Georgia Dream tier or Atlanta Housing.