Down payment assistance, grants, forgivable loans, and tax credits available to Georgia buyers. Each program below is verified, with eligibility rules, benefit amounts, and a direct link to the official agency.
Last reviewed July 2026·4 programs·6 federal programs
Administered by Georgia Department of Community Affairs
3.5% of price up to $10,000 (4% up to $12,500 for PEN/CHOICE)
Launched April 2024 for buyers above standard Georgia Dream income limits (up to 150% AMI). FHA-oriented first mortgage with down payment assistance as a deferred second.
Income limit
Income up to 150% AMI
Minimum credit score640
First-time buyer requiredYes
Special requirements: Homebuyer education required.
Administered by Georgia Department of Community Affairs
Lesser of 6% of price or $12,500
Active military and veterans qualify for enhanced Georgia Dream assistance under the PEN (Protectors) category. (The separate CHOICE category, same amount, serves households with a member with a disability.)
Income limit
Income limits apply
Minimum credit score640
First-time buyer requiredYes
EligibilityVeterans only
Special requirements: Must be active duty or veteran.
Low down payment mortgage with reduced mortgage insurance. Allows income from non-borrower household members. A $2,500 credit for very-low-income borrowers (50% AMI or less) is available through early 2027 when at least one borrower is a first-time buyer.
Do I have to be a first-time homebuyer to qualify?
Most Georgia programs require first-time buyer status, but the definition is broader than most people think — the IRS considers you a first-time buyer if you haven't owned a primary residence in the last three years. Each program above lists its specific rules.
What credit score do I need?
Minimum credit scores vary by program. Most Georgia programs require 620 to 660, though some lower-tier products accept lower scores with manual underwriting. Check each program's eligibility section above.
How do I actually apply?
Most state programs aren't applied to directly — you go through a participating lender, who handles the program application as part of your mortgage. Each program above links to the official agency page with the current list of approved lenders.
Can I combine multiple programs?
Often yes — many states allow you to stack a state down-payment grant with a federal FHA or VA loan. Some programs explicitly forbid combining; check each program's "special requirements" above.
Do these programs cost anything?
The programs themselves are free to apply for. Some require completing a homebuyer education course (typically $50–$100, sometimes free). Forgivable second mortgages technically don't cost you unless you sell or refinance early — read the terms carefully.
