At a glance
- Georgia Dream can help with up to $10,000 toward your down payment, or $12,500 for eligible protectors, educators, nurses and people with a household member with a disability.
- Buying inside Atlanta city limits? Invest Atlanta offers up to $20,000, and up to $30,000 in some Beltline areas.
- Gwinnett and Clayton counties offer their own forgivable help for qualifying buyers.
- FHA loans start at 3.5% down, some conventional loans at 3% down, and VA loans can mean no down payment for eligible veterans.
Who counts as a first-time buyer?
You might qualify even if you've owned before. For Georgia Dream, a first-time buyer is someone who hasn't owned a home in the past 3 years. In certain targeted areas, buyers don't need to be first-time buyers at all.
Other programs use their own rules, so it's always worth asking. Some Invest Atlanta and Cobb County programs don't require first-time status.
Georgia Dream: down payment help statewide
Georgia Dream is the state's homeownership program from the Georgia Department of Community Affairs (DCA). It pairs a 30-year fixed-rate mortgage with down payment assistance. These amounts took effect July 8, 2026.
| Option | Who it's for | Down payment assistance |
|---|---|---|
| Standard | Eligible Georgia Dream buyers | 5% of the price, up to $10,000 |
| PEN | Protectors, educators, nurses and healthcare workers, and active military | 6% of the price, up to $12,500 |
| CHOICE | Households with a member who has a disability | 6% of the price, up to $12,500 |
- How it's repaid: the assistance is a 0% loan with no monthly payment. It's due when you sell, refinance or stop living in the home as your primary residence.
- Metro Atlanta limits: a home price up to $625,000, and household income up to $137,555 for 1–2 people or $158,188 for 3 or more.
- Credit: a middle credit score of at least 640. Below that, DCA's "Ready, Set, Go" counseling program can help you get ready.
- Your contribution: at least $1,000 of your own money or documented gift funds.
- Homebuyer education: a class with a HUD-approved counseling agency, usually $50 to $100.
- Savings after closing: no more than $20,000 or 20% of the price, whichever is greater, in liquid assets.
- How to apply: through a participating Georgia Dream lender, not directly with DCA.
DCA also offers Peach Plus for FHA and VA loans and Peach Advantage for conventional loans, with higher price limits in metro Atlanta. A participating lender can tell you which fits you best.
Buying in the City of Atlanta: Invest Atlanta
Invest Atlanta's programs are for homes inside Atlanta city limits, and most don't require you to be a first-time buyer. Each program asks for $1,500 of your own funds and a homebuyer education class, and works with a participating lender.
| Program | Help available | Good to know |
|---|---|---|
| ATL HomeNOW | Up to $20,000 | Forgiven after 10 years living in the home. 620 credit score, loan up to $325,000. |
| Beltline Mortgage Assistance | Up to $30,000 for civil servants and legacy residents; up to $20,000 for others | A 0% soft second mortgage, for homes in Beltline TAD subareas 1, 2, 3, 8, 9 and 10. |
| Perry Bolton | $20,000 or $10,000, by income and home type | Forgiven after 5 years. Home price up to $300,000. |
| Vine City Renaissance | $20,000 | Forgiven after 5 years, within the Vine City incentive area. |
| ATL Home Renovation Advantage | $10,000 | Forgiven after 5 years. Home price up to $450,000. |
Invest Atlanta assistance generally can't be combined with Georgia Dream, so your lender will help you choose the best fit.
County programs around Metro Atlanta
- Gwinnett County, Homestretch: up to $10,000 as a 0% loan that doesn't need to be repaid if you live in the home for 5 years. For first-time buyers (or no home in 3 years) earning up to 80% of the area median income, with a home price up to $371,000 ($425,000 for new construction), a 580 credit score and an 8-hour class. You apply with the county.
- Clayton County: up to $7,500, or $10,000 for veterans, county employees, first responders and healthcare and education workers. Forgiven over time. For first-time buyers (or no home in 3 years) earning up to 80% of the area median income, with a home price up to $270,000.
- Cobb County, Cobb My Home: grant help for Cobb buyers, with no first-time requirement and extra help for county employees.
- Fulton County, Home Ownership Program: a 0% deferred loan for homes in Fulton outside the City of Atlanta, through a participating lender, with an 8-hour class.
- DeKalb County: its previous program isn't taking applications right now, and a new HomeStart program was approved in July 2026. Ask us or your lender for the latest.
County funding opens and closes during the year. Always confirm current amounts and availability with the county or a participating lender before you count on them.
Loans with a small down payment
Down payment help often pairs with one of these loan types. Your lender will compare them with you.
| Loan | Down payment | Good to know |
|---|---|---|
| FHA | 3.5% with a 580+ credit score | Scores of 500–579 need 10% down. |
| VA | No down payment, for eligible veterans and service members | No mortgage insurance. A funding fee may apply. |
| USDA | No down payment, in eligible areas | Check your address on USDA's eligibility map. |
| Fannie Mae HomeReady | As little as 3% | For incomes up to 80% of the area median. |
| Freddie Mac Home Possible | As little as 3% | For incomes up to 80% of the area median. |
| Conventional 97 | 3% | At least one buyer must be a first-time buyer. |
Closing costs in Georgia
Besides your down payment, plan for closing costs. A few are specific to Georgia:
- Transfer tax: $1 for the first $1,000 of the price, then 10 cents per $100. On a $350,000 home, that's about $350. By law the seller owes it, but the contract can say who pays.
- Intangible recording tax: $1.50 per $500 of your loan. On a $330,000 loan, that's $990.
- An attorney closing: in Georgia, a licensed Georgia attorney prepares the deed and handles the signing.
Some homes may also qualify for BLEU Closing Essentials, which may help with key closing costs. We review each home and offer.
How BLEU helps first-time buyers
- A free Buying Plan: your budget, timing, favorite areas and must-haves, all in one place.
- Lender introductions: when you're ready, we'll introduce you to a lender who works with these programs. You can always choose any lender.
- Before you offer: we explain the price, dates, known issues and risks before you sign.
- One advisor and a full team from first question to closing day.
First-time buyer questions
How much down payment help can I get in Georgia?
Through Georgia Dream, up to $10,000 (5% of the price), or up to $12,500 (6%) for eligible protectors, educators, nurses and households with a member with a disability. In Atlanta city limits, Invest Atlanta offers up to $20,000, and up to $30,000 in some Beltline areas. Some counties offer their own help too.
Do I have to pay back Georgia Dream assistance?
Yes, but there's no interest and no monthly payment. It's due when you sell, refinance or no longer live in the home as your primary residence.
What credit score do I need?
Georgia Dream asks for a middle score of at least 640. FHA loans start at 580 for 3.5% down, and Invest Atlanta's ATL HomeNOW asks for 620. Your lender will look at your full picture.
Can I use these programs if I've owned a home before?
Often, yes. Georgia Dream counts you as a first-time buyer if you haven't owned a home in the past 3 years, and several Invest Atlanta and Cobb County programs don't require first-time status.
Does BLEU provide the loan or the assistance?
No. BLEU is a real estate brokerage, not a lender. Programs are run by the agencies and approved through participating lenders. We'll guide you through the home-buying steps and introduce you to a lender when you're ready.
How do I get started?
Start your free Buying Plan. Your BLEU Advisor will help you understand your options and connect you with a lender who knows these programs.
This guide is general information, not financial or legal advice. Program amounts, limits and availability change, and approval is decided by the lender and program rules. BLEU is a real estate brokerage, not a lender or a program administrator. Please confirm current terms with the agency or a participating lender.