Teachers & school staff
Teachers, bus drivers, aides and every other employee of an accredited public or private school, Pre-K, Head Start or college.
Georgia down payment assistance directory
Up to $12,500 toward a first home for Georgia's protectors, educators and nurses
Georgia Dream PEN covers 6% of the price or $12,500, whichever is less, as a 0% loan with no monthly payment. You repay it when you sell, refinance or move out, so it is not a grant. We are an independent guide that connects you with lenders who offer it.
Rather answer a few questions? Take the six-question check · or call (800) 555-0100
- 6% of the price, capped at $12,500
- 0% interest, no monthly payment
- 640 minimum credit score
- Available in all 159 Georgia counties
Georgia Dream PEN in four numbers
PEN is a down payment assistance tier of the Georgia Dream Homeownership Program. DCA funds it on an ongoing basis, so there is no application window. You apply through a participating lender.
$12,500max down payment help
6%of the price, whichever is less
640min credit score
30-yrfixed rate set by DCA
Does my job count?
People who keep Georgia running
PEN covers far more than teachers and police. Every school employee, law enforcement and corrections staff, career and volunteer firefighters, the military and workers at state-licensed health care facilities can qualify. See every eligible role.
Law enforcement
Police, sheriff's office, corrections, Georgia DMV and other local, state or federal law enforcement employees.
Firefighters
Career and volunteer firefighters, including fire department EMS, hazmat and arson staff.
Military
Active duty, Army and Air National Guard, drilling reservists and civil servants on a military base.
Nurses & health care
Employees of state-licensed hospitals, medical and dental offices, nursing homes, home health and more.
Not sure about your job?
That is a very common question. Answer six short questions and a lender will check your employer for you.
The money, explained slowly
How Georgia Dream PEN assistance works
PEN: 6% or $12,500
Protectors, educators and nurses get 6% of the purchase price or $12,500, whichever is less. The standard Georgia Dream amount for other buyers is 5% or $10,000.
0% deferred second mortgage
No interest and no monthly payment. You repay the full amount when you sell or transfer the home, refinance the first mortgage, or it stops being your main home. It is not forgiven.
What it pays for
Down payment, allowable closing costs, prepaids and principal reduction. It cannot pay for rate buydowns or repairs.
Peach Plus option
If you are over the standard limits, Peach Plus (FHA or VA) allows higher income and prices. PEN there is 4% or $12,500, whichever is less, and the first-mortgage rate is higher.
The first mortgage that comes with it
PEN rides on a Georgia Dream first mortgage. DCA sets one rate each week for every participating lender. The 30-year fixed rate was 6.750% for loans effective Nov 5, 2026, and lenders may not charge discount points.
Loan types
- FHA
- VA
- USDA
- Conventional (uninsured, per DCA)
Rate and term
- 30-year fixed
- Rate set weekly by DCA (resets Thursdays)
- Rate locked for 75 days when the lender reserves your loan
- No discount points or uncommon fees
Good to know
- PEN and CHOICE amounts cannot be combined
- The first mortgage is bond financed, so federal recapture tax may apply if you sell within 9 years (disclosed at closing)
- Prior Georgia Dream borrowers wait 3 years
Not a grant. DCA says plainly the assistance is a loan. Also note: DCA raised PEN to 6%/$12,500 in February 2024 and an older DCA flyer called the increase temporary. The July 8, 2026 terms still list it, but the amount could change.
Try a number
How much PEN help could you get?
PEN pays 6% of the purchase price, up to $12,500. The cap kicks in at a price of about $208,400, so most Georgia buyers who qualify get the full amount.
Move the slider and watch the figures change. Nothing here is saved or sent anywhere.
A quick self-check
Six things a lender will look at
Read these one at a time. If one looks shaky, that is fine. It just tells you what to ask about.
First-time buyer
No ownership interest in a main home in the 3 years before closing. The rule is waived in Targeted Areas (such as Coweta and Newton counties and some census tracts) and for veterans who have not used bond-financed help before.
Credit score
At least a 640 middle score, using the lowest of all borrowers (660 for a manufactured home). From 640 to 699, housing and total debt ratios must be under 45%.
Income and price
Total household income and the purchase price must be under your county's limits. They range from $101,700 to $158,188 for income and $475,000 to $625,000 for price. See the limits.
Your own money
You put in at least $1,000 (gifts allowed, earnest money counts). After closing, your liquid savings cannot exceed the greater of $20,000 or 20% of the price.
Homebuyer class
At least one buyer finishes homebuyer education within 12 months before closing, with a DCA- or HUD-approved counseling agency or the eHome America online course.
Your main home
A one-unit home you live in: single-family, condo, townhome or an eligible manufactured home. You cannot own other residential real estate at closing.
What happens, in order
The road from first call to closing day
- 1Check your fit: a 640+ credit score, household income and price under your county's limit, and a PEN job.
- 2Talk to a Georgia Dream participating lender to pre-qualify. You apply through the lender, not DCA. We can match you with one.
- 3Gather pay stubs, W-2s, bank statements and proof of your PEN job, and take the homebuyer education course.
- 4Get pre-approved and sign a contract on a home under the price limit, putting in at least $1,000 of your own or gifted funds.
- 5Your lender reserves the loan with DCA (locking the rate for 75 days) and sends it for DCA compliance review.
- 6Close on the first mortgage and the 0% PEN second mortgage together.
Paperwork to start collecting
Proof of your PEN job
DCA requires documentation that you are a protector, educator or health care worker. It does not publish a set list, so your lender tells you what to provide. Certified teachers outside a school board must show current Georgia certification.
Income and assets
30 days of pay stubs, two years of W-2s and 60 days of bank statements, plus a gift letter if family is helping.
Homebuyer education certificate
Keep the certificate from your counseling agency or the eHome America course ($50, with vouchers for lower-income buyers). Fees are capped at $100.
Pick your place
Limits depend on the county you choose
Georgia has three tiers of limits: metro Atlanta, the Athens area and everywhere else. Pick your county for its numbers.
FultonGwinnettCobbDeKalbChathamCherokeeClaytonForsythHenryHallRichmondMuscogeePauldingHoustonColumbiaCowetaBibbDouglasCarrollClarke
City programs · County guides · The full limits table · Work out a budget · Every program we track
You won't do this alone
A lender who already works with this program
Only Georgia Dream participating lenders can offer PEN, and the file goes through DCA review before closing. A loan officer who does these loans often knows how to document your job, time the rate lock and keep your savings under the liquid-asset cap. We connect you with one at no cost.
If you work for yourself
Run your own business?
Contractors, stylists, tutors and 1099 workers can buy with Georgia Dream Standard DPA and many county programs. A spouse's teaching, nursing or public safety job can open the larger PEN tier.
- Plan on 2 years of tax returns
- Lenders count net profit plus add-backs
- Every adult's income counts toward the limit
If you drive, deliver or freelance
Drive or shop for an app?
Uber, Lyft, DoorDash, Instacart and Shipt workers can use Georgia Dream Standard DPA and many local programs. Lenders count your profit after mileage, not your app payouts.
- About 2 years of returns is the usual bar
- Mileage lowers the income lenders count
- A PEN job plus a side gig can still use PEN
Questions people ask us
About Georgia Dream PEN
How much can I get through Georgia Dream PEN?
6% of the purchase price or $12,500, whichever is less, under the terms effective July 8, 2026. You can take less than the maximum. Under Peach Plus the PEN amount is 4% or $12,500, whichever is less.
Is the PEN money a grant?
No. It is a 0% interest second mortgage with no monthly payment, and it is not forgivable. You repay it in full when you sell or transfer the home, refinance the first mortgage, or stop living there as your main home.
Who counts as a protector, educator or nurse?
Law enforcement, corrections and Georgia DMV staff; career and volunteer firefighters; active duty military, National Guard, drilling reservists and military-base civil servants; all employees of accredited schools, Pre-K, Head Start and colleges; and employees of state-licensed health care facilities. See the full list.
Do I have to be a first-time buyer?
For Georgia Dream, yes: no ownership of a main home in the past three years. The rule is waived in Targeted Areas (such as Coweta or Newton County or certain census tracts) and for eligible veterans. Peach Plus and Peach Advantage have no first-time buyer rule.
What credit score do I need?
A 640 middle score, using the lowest score among all borrowers, or 660 for a manufactured home. With 640 to 699, your housing ratio and total debt-to-income must be under 45%.
What are the income and price limits?
In the 24-county Atlanta metro area: $137,555 for 1-2 people, $158,188 for 3 or more, and a $625,000 price limit. Athens area: $118,152 / $135,875 and $525,000. All other counties: $101,700 / $116,955 and $475,000. See the full table.
How much of my own money do I need?
At least $1,000, which can come from a documented gift and can include earnest money or fees you paid before closing. PEN can then cover the rest of the down payment, closing costs and prepaids up to its limit.
Is there a limit on my savings?
Yes. After closing you can have no more than $20,000 or 20% of the sales price in liquid assets, whichever is greater. Retirement accounts such as IRAs and 401(k)s do not count.
Will the PEN amount stay at $12,500?
It has been 6%/$12,500 since February 8, 2024. An older DCA flyer described that increase as temporary, and no end date is published. The July 8, 2026 terms still list it, so check with a lender before you count on it.
How do I apply?
Through a Georgia Dream participating lender, not directly with DCA. The lender pre-qualifies you, collects proof of your job, reserves your loan and rate with DCA, and sends the file for DCA review before closing. Start here.
Ready to see your number?
Answer six quick questions and a Georgia Dream lender will follow up with your real PEN amount and rate.
Begin when you're ready
