Mortgage Broker in Georgia
Atlanta competition to coastal and military markets, with attorney closings statewide.
I am personally licensed in Georgia. Atlanta, Savannah, Augusta, Columbus, Athens, and Macon each pull different buyer profiles, but every file still needs clear program fit, realistic cash to close, and a lender who answers when your agent calls.
Georgia markets with local detail
Pick a city for neighborhood context, county loan limits, and programs buyers actually use in that market.
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View Atlanta page
GA
Atlanta
Fulton County (Atlanta metro)
Neighborhood notes, loan programs, and a clear next step for buyers in Atlanta.
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View Savannah page
GA
Savannah
Chatham County
Neighborhood notes, loan programs, and a clear next step for buyers in Savannah.
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View Pooler page
GA
Pooler
Chatham County
Neighborhood notes, loan programs, and a clear next step for buyers in Pooler.
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View Richmond Hill page
GA
Richmond Hill
Bryan County
Neighborhood notes, loan programs, and a clear next step for buyers in Richmond Hill.
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View Augusta page
GA
Augusta
Richmond County
Neighborhood notes, loan programs, and a clear next step for buyers in Augusta.
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View Columbus page
GA
Columbus
Muscogee County
Neighborhood notes, loan programs, and a clear next step for buyers in Columbus.
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View Athens page
GA
Athens
Clarke County
Neighborhood notes, loan programs, and a clear next step for buyers in Athens.
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View Macon page
GA
Macon
Bibb County
Neighborhood notes, loan programs, and a clear next step for buyers in Macon.
Same process. County-specific details.
County loan limits, down payment assistance options, and Georgia's closing taxes shape every purchase. Military and VA demand near Fort Benning and Fort Gordon, coastal flood questions near Savannah, and competitive Atlanta offers each need a different financing plan.
Where I help buyers in Georgia
Here are the Georgia counties I work in most, with the 2026 FHA one-unit limit HUD published for each. The conforming limit is $832,750 in all of them. I can also help anywhere else in the state.
| City | County | 2026 FHA limit (1 unit) |
|---|---|---|
| Atlanta | Fulton County (Atlanta metro) | $718,750 |
| Savannah | Chatham County | $541,287 |
| Pooler | Chatham County | $541,287 |
| Richmond Hill | Bryan County | $541,287 |
| Augusta | Richmond County | $541,287 |
| Columbus | Muscogee County | $541,287 |
| Athens | Clarke County | $616,400 |
| Macon | Bibb County | $541,287 |
Source: HUD FHA mortgage limits, calendar year 2026. Limits for other counties are on HUD's lookup, and I confirm yours on the consultation.
Chenoa Fund (FHA down payment assistance)
CBC Mortgage Agency
The Chenoa Fund, from CBC Mortgage Agency, is the down payment assistance I can place. It pairs an FHA 30-year fixed first mortgage with a second mortgage for 3.5% or 5% of the sales price or appraised value, whichever is less. The forgivable option has 0% interest and no monthly payment and is forgiven after three years of on-time payments on the FHA loan. The repayable option is a 10-year second mortgage with a monthly payment. There are no income limits and no first-time buyer requirement, but the home must be your primary residence (1 to 2 units), and credit and underwriting requirements apply. Refinancing the FHA loan during the first three years can cancel the forgiveness, so it suits buyers who plan to keep the loan at least that long.
Program terms and availability change with market conditions, so I confirm current terms for your file before you count on it.
State program to ask about: Georgia Dream
Georgia Department of Community Affairs
Georgia Dream, from the Georgia Department of Community Affairs, pairs a first mortgage with a 0% second mortgage for down payment help that has no monthly payment. The standard option is 5% of the price or $10,000, whichever is less, with a larger option for eligible protectors, educators, nurses, and households that include a member living with a disability. It is built for first-time buyers, has income and sales-price limits, requires at least $1,000 of your own funds, and is repaid when you sell, refinance, or move out.
State housing agency programs are offered only through participating lenders. As a broker, I confirm whether one of my wholesale lenders participates before recommending one, so treat it as an option to ask about rather than a promise.
Inside Atlanta city limits, Invest Atlanta runs its own down payment assistance programs through participating lenders. Invest Atlanta's rules say its incentives cannot be combined with Georgia Dream, so buyers in the city should compare both before choosing. Both run through participating lenders, so I confirm what is actually available for your file before laying out the tradeoffs.
Program terms, funding, and limits change. I confirm current guidelines before you rely on any assistance.
Georgia property tax and closing basics
A quick orientation so your budget has no surprises. For your exact figures, your county tax office, closing attorney, or tax professional has the final word.
Property tax basics
Georgia assesses homes at 40% of fair market value. The statewide standard homestead exemption then removes $2,000 of that assessed value for county and school taxes on an owner-occupied primary home.
Many counties and cities add their own homestead exemptions on top of the state's, so the real benefit depends on where you buy. You file with the county tax commissioner (in some counties, the tax assessor's office takes applications). The traditional deadline is April 1, and Georgia now also allows filing up to the end of your 45-day window to appeal the assessment notice.
You generally must own the home and have it as your legal residence on January 1 to claim the exemption for that tax year, so a home bought mid-year usually gets it the following year. Confirm local exemptions and deadlines with your county tax office or a tax professional. This is general information, not tax advice.
Closing costs and transfer taxes
Georgia charges a real estate transfer tax on the deed of $1 for the first $1,000 of the price and 10 cents for each additional $100, which works out to $1 per $1,000. It is usually a seller cost, so a $400,000 sale carries about $400.
Georgia also charges an intangible recording tax on long-term mortgages of $1.50 per $500 of the loan amount, capped at $25,000. It typically shows up on the buyer's side, so a $320,000 loan carries $960.
A closing attorney typically handles Georgia closings, including title and settlement. Beyond the state taxes, buyer costs usually include attorney and title fees, lender fees, and prepaid items, typically about 2 to 5% of the price. Your attorney confirms exact amounts.
Georgia mortgage questions
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Are you licensed in Georgia?
Yes. Keith Lopez is personally licensed to originate mortgages in Georgia (NMLS #2814077), through NEXA Mortgage, LLC (NMLS #1660690).
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Is Georgia an attorney-closing state?
Yes, in practice. A closing attorney typically handles the closing, reviews title work, and walks you through documents at the table.
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What is the 2026 FHA loan limit in Georgia?
It depends on the county. Fulton and DeKalb (the Atlanta metro) are $718,750 for a one-unit home, and Clarke County (Athens) is $616,400, per HUD. Chatham, Richmond, Muscogee, Bibb, and most other counties use the $541,287 national floor.
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What is the Georgia intangible recording tax?
It is a state tax on recording a long-term mortgage: $1.50 per $500 of the loan amount, capped at $25,000. On a $300,000 loan, that is $900, and it usually appears on the buyer's closing statement.
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What down payment assistance is available in Georgia?
The down payment assistance I can place is the Chenoa Fund, which pairs an FHA loan with assistance of 3.5% or 5% of the price or appraised value, whichever is less, with no income limits or first-time buyer requirement. The main state program is Georgia Dream from the Georgia Department of Community Affairs. Its standard option is a 0% deferred second mortgage of 5% of the price or $10,000, whichever is less, with a larger option for eligible protectors, educators, nurses, and households that include a member living with a disability, and it has first-time buyer, income, and sales-price rules. Georgia Dream is offered only through participating lenders, so I confirm whether one of my wholesale lenders participates before recommending it, and I confirm current terms on any program for your file.
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How does the Georgia homestead exemption work?
Homes are assessed at 40% of fair market value, and the statewide standard homestead exemption removes $2,000 of that assessed value for county and school taxes on your primary home. Many counties add more. File with your county tax officials, and confirm local deadlines with that office.
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Which Georgia cities do you cover?
City pages currently cover Atlanta, Savannah, Pooler, Richmond Hill, Augusta, Columbus, Athens, and Macon. If you are buying elsewhere in Georgia, I can still help.
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Can relocating buyers work with you remotely?
Yes. Most out-of-area buyers work by phone, video, and email, including military buyers with PCS orders to Fort Benning or Fort Gordon. The process is the same; the local limits and programs are what we pull for your county.
Programs buyers use in Georgia
Same national guidelines, with local closing and market context on each city page. Start with the overview that matches your situation.
Articles for Georgia buyers
- First-Time Buyers FHA Down Payment in Richmond Hill, GA: What First-Time Buyers Need to Know FHA loans require as little as 3.5% down in Richmond Hill, GA, and down payment assistance programs may cover that cost. Here is what first-time buyers need to know before applying.
- Loan Programs Reverse Mortgage HECM Basics: What Homeowners 62+ in NC, SC, and GA Need to Know A HECM reverse mortgage lets eligible homeowners 62 and older tap home equity without a required monthly mortgage payment, but the balance grows over time and ongoing obligations remain. Here is a plain-English breakdown of how it works in North Carolina, South Carolina, and Georgia.
- Loan Programs Non-QM Loans Explained: Who They Fit and How They Work in NC, SC, and GA Non-QM loans offer an alternative path to homeownership or investment property financing for self-employed borrowers, real estate investors, and buyers whose income does not fit standard documentation requirements. Learn how bank statement, DSCR, and asset depletion programs work and what trade-offs to expect.
- Market & Local Coastal Homeowners Insurance, Flood, and Wind Coverage: What Carolina and Georgia Buyers Need to Know Before Closing Buying a coastal home in Charleston, Myrtle Beach, Wilmington, or Savannah means flood insurance, wind deductibles, and elevation certificates all factor into your mortgage. Here is what to know before you make an offer.
Buying elsewhere in Georgia?
These city pages cover the markets buyers ask about most. If you are looking in a smaller town or between metros anywhere in GA, we can still talk through your options.
Let's find the right loan in Georgia.
One free Mortgage Strategy Session. Your numbers, your options, your next step.
Keith Lopez, NMLS #2814077 | NEXA Mortgage, LLC, NMLS #1660690 | Licensed in NC, SC & GA | Equal Housing Opportunity