Georgia Down Payment Assistance

Georgia Dream at a glance

Who qualifies for Georgia Dream

• First-time buyer status: you must be a first-time buyer, or not have had ownership interest in a primary residence in the past three years, or be buying in certain designated areas where that rule does not apply.
• Household income: must be at or under the limit for your area and household size. Unlike some programs, DCA uses household income.
• Home price: must be at or under the area's sales price limit.
• Assets: liquid assets after closing cannot exceed $20,000 or 20% of the sales price, whichever is greater. This keeps the program focused on buyers who need the help.
• Credit: you must meet the credit requirements of the mortgage loan. DCA's matrices and your participating lender set the specifics, so we confirm the current minimum when you apply.
• Education: Georgia Dream program materials reference homebuyer education. Plan on completing an approved course before closing, and your lender will confirm the accepted options.

Peach Plus, Peach Select, and Peach Advantage

DCA offers several related Georgia Dream products for buyers who do not fit Standard. Details and limits for each are in DCA's lender materials, so treat this as a map, not a rulebook.

• Peach Plus: for first-time or repeat buyers, with higher income and sales price limits than Standard. DCA notes the first mortgage rate is slightly higher than Standard, and it still comes with a 0% second mortgage for assistance.
• Peach Select: a program for qualified military veterans offering a first mortgage rate DCA describes as typically lower than market. It cannot be combined with the Georgia Dream second mortgage but can be stacked with another eligible assistance program. Also compare it with a standard VA loan.
• Peach Advantage: a conventional loan for first-time or repeat buyers with 0% or 2% to 5% of the first lien amount as assistance. It allows incomes up to 150% of area median income using the Fannie Mae or Freddie Mac lookup tools, and reduced mortgage insurance may be available at or below area median income. The assistance is a 0% non-forgivable, deferred second mortgage.

How to apply for Georgia Dream

1. 1

   Check the limits for your area

   Compare your household income and target price to the limits above, and use the affordability calculator to find a comfortable payment.

2. 2

   Talk to me about eligibility

   Georgia Dream loans go only through DCA's participating lenders. As a broker, I confirm whether one of my wholesale lenders participates before recommending Standard, PEN, CHOICE, or a Peach option, and I compare it with the Chenoa Fund and a standard low-down loan.

3. 3

   Complete homebuyer education

   Finish the course early so it does not hold up closing.

4. 4

   Get pre-approved and shop

   Your approval should reflect the program and track you actually plan to use, so your offer price stays inside any area limit.

5. 5

   Close with a Georgia attorney

   Once you are under contract, the lender handles the program reservation, and your closing attorney records both loans.

Common questions.

• What down payment assistance can Keith place in Georgia?

  The Chenoa Fund, from CBC Mortgage Agency. It pairs an FHA 30-year fixed loan with a second mortgage for 3.5% or 5% of the sales price or appraised value, whichever is less, with no income limits and no first-time buyer requirement. The home must be your primary residence (1 to 2 units), and credit and underwriting requirements apply. Program terms and availability change with market conditions, so I confirm current terms for your file before you count on it.

• Do I have to repay the Chenoa Fund?

  On the forgivable option, no, as long as you make the first three years of on-time payments on the FHA loan. It has 0% interest and no monthly payment, but refinancing the FHA loan during those first three years can cancel the forgiveness. The repayable option is a 10-year second mortgage with a monthly payment.

• How much is Georgia Dream down payment assistance?

  Georgia Dream Standard provides 5% of the purchase price or $10,000, whichever is less. The PEN track (protectors, educators, healthcare workers, and active military) and the CHOICE track (households with a member living with a disability) provide 6% or $12,500, whichever is less.

• Is Georgia Dream assistance forgiven?

  No. It is a 0% second mortgage with no monthly payments and deferred repayment. You repay it when you sell, refinance, or pay off the first mortgage, or if the home is no longer your primary residence.

• Do I have to be a first-time buyer for Georgia Dream?

  For Georgia Dream Standard, yes, or you must not have owned a primary residence in the past three years, unless you buy in certain designated areas. Peach Plus and Peach Advantage are open to repeat buyers.

• What are the Georgia Dream income limits?

  They depend on the area and household size. As listed by DCA in September 2026, the Atlanta metro limit is $137,555 for 1 to 2 persons or $158,188 for 3 or more, the Athens area is $118,152 or $135,875, and all other counties are $101,700 or $116,955.

• What is the maximum home price for Georgia Dream?

  DCA lists $625,000 in the Atlanta metro, $525,000 in the Athens area, and $475,000 in all other Georgia counties.

• Can I have savings and still qualify for Georgia Dream?

  Yes, within a limit. Your liquid assets after closing cannot be more than $20,000 or 20% of the sales price, whichever is greater.

• Who counts as PEN for Georgia Dream?

  DCA describes PEN as public protectors, educators, and healthcare providers, people who work in those industries, and active military. DCA's seller guide defines the eligible positions, and a participating lender will confirm your eligibility and documentation.

• Is Keith a Georgia Dream participating lender?

  I am a mortgage broker, not a lender, and Georgia Dream loans are offered only through DCA's participating lenders. Before recommending a Georgia Dream option, I confirm whether one of my wholesale lenders participates for your file, so treat it as an option to ask about rather than a promise. The down payment assistance I can place is the Chenoa Fund on an FHA loan, and I compare the options side by side.