Down payment assistance in Georgia: every program (2026)

Georgia Department of Community Affairs (DCA) / GHFA

For

Any eligible Georgia Dream borrower (first-time, no home owned in past 3 years, or buying in certain targeted areas) who does not qualify for the PEN or CHOICE tier

Amount

5% of purchase price or $10,000, whichever is less

Kind

Deferred loan, due when you sell or refinance

Income cap

$137,555 (1-2) / $158,188 (3+) metro Atlanta; lower elsewhere (same as headline program)

Price cap

Up to $625,000 (metro Atlanta)

First-time buyers only?

Yes

Pairs with the state program?

no - it is the base tier of the same Georgia Dream second mortgage; a borrower gets Standard OR PEN OR CHOICE

Amounts effective July 8, 2026 per DCA. Peach Plus, Peach Advantage, Peach Select VA and CHOICE are already in research.json companion_programs and are not repeated here.

Last checked November 2026 · our sources

City of Atlanta

For

Buyers of a home inside the incorporated City of Atlanta limits

Amount

Up to $20,000 for down payment, closing costs and/or permanent rate reduction

Kind

Forgivable loan

Income cap

120% AMI: $99,000 (1) / $113,160 (2) / $127,320 (3) / $141,360 (4) / $152,760 (5)

Price cap

No maximum purchase price; maximum loan amount $325,000

First-time buyers only?

No

Also required

30-year fixed FHA/VA/conventional first mortgage from an Invest Atlanta participating lender; min FICO 620; liquid assets max $35,000; $1,500 buyer contribution; cannot own interest in any other property; mandatory 90-minute Q&A session plus homebuyer education; owner-occupied, not manufactured; existing homes must pass inspection; forgiven after 10 years as primary residence

Invest Atlanta FAQ says its incentives cannot be used with Georgia Dream, NACA, DeKalb County or Fulton County DPA, but can combine with each other under specific circumstances. City of Atlanta extends into DeKalb County.

Last checked November 2026 · our sources

City of Atlanta

For

Buyers using a home renovation mortgage

Amount

$10,000 toward down payment and/or closing costs

Kind

Forgivable loan

Income cap

120% AMI ($141,360 family of 4)

Price cap

$450,000

First-time buyers only?

No

Also required

Forgiven after 5 years; $1,200 education fee; renovation class with Resources for Residents & Communities or Committed to Communities; liquid assets max $35,000

Last checked November 2026 · our sources

City of Atlanta - Beltline Tax Allocation District subareas 1, 2, 3, 8, 9 and 10 (south and west sides)

For

Legacy residents and public-sector/civil-servant employees (higher tier, e.g. teachers, firefighters, city employees per launch release); other qualified buyers (lower tier)

Amount

Up to $30,000 (civil servants and legacy residents) or up to $20,000 (other qualified buyers); usable for down payment, closing costs, permanent rate buydown, principal reduction

Kind

Forgivable loan

Income cap

120% AMI ($141,360 family of 4) and 140% AMI ($164,920 family of 4) tiers shown

Price cap

No maximum purchase price; maximum loan $400,000; max CLTV 105%

First-time buyers only?

No

Also required

0% soft second mortgage with 15-year affordability period; min FICO 620; liquid assets max $35,000; Invest Atlanta participating lender; property must be in listed TAD subareas (address map on page)

Launched mid-2026 (Invest Atlanta release; press coverage dated July 23-24, 2026). Exact definitions of 'legacy resident' and 'civil servant' not published on the program page. Which income tier maps to which assistance tier not stated.

Last checked November 2026 · our sources

City of Atlanta - Perry Bolton Tax Allocation District

For

Buyers in the Perry Bolton TAD

Amount

$20,000 (income at or below 80% AMI buying a permanently affordable home) or $10,000 (up to 120% AMI, home not permanently affordable)

Kind

Forgivable loan

Income cap

80% AMI ($94,240 family of 4) or 120% AMI ($141,360 family of 4)

Price cap

$300,000

First-time buyers only?

No

Also required

Forgiven after 5 years; $1,000 program fee; liquid assets max $25,000; Invest Atlanta participating lender

Last checked November 2026 · our sources

City of Atlanta - Vine City (Hollowell Pkwy N, Northside Dr E, MLK Jr Dr S, Joseph E. Lowery Blvd W)

For

Income-qualified buyers who will stay 5+ years in Vine City

Amount

$20,000 toward down payment and/or closing costs

Kind

Forgivable loan

Income cap

$164,920 for family of 4 (same table as 140% AMI)

Price cap

No maximum purchase price

First-time buyers only?

No

Also required

Forgiven after 5 years; $1,000 program fee; special renovation education class required; liquid assets max $35,000; can be used with a renovation mortgage

Last checked November 2026 · our sources

Fulton County (areas served by Fulton County's HUD grant; exact participating cities not published)

For

First-time buyers (or no home owned in past 3 years)

Amount

Up to $22,500 based on need (web page says up to 7.5% of sales price, capped at $22,500), for down payment, closing costs and/or rate buydown

Kind

Forgivable loan

Income cap

80% AMI (2026 adjusted HOME limits): $66,000 (1) ... $94,250 (4) ... $124,450 (8)

Price cap

$347,000 existing / $367,000 new construction

First-time buyers only?

Yes

Also required

0% deferred second mortgage, no monthly payment; 20% forgiven per year; HOP participating lender; HUD-approved housing counseling; Georgia-licensed Realtor; no application fee; lender submits via portal (up to 20-day review)

2026 Program Overview effective May 1, 2026 says 5-year affordability; the web page mentions six- or eleven-year periods and 'forgiven starting on the second anniversary' - sources conflict. Cannot be combined with Invest Atlanta incentives (Invest Atlanta FAQ). Contact DownPayment.Assistance@fultoncountyga.gov.

Last checked November 2026 · our sources

Gwinnett County

For

First-time buyers (or no home owned in 3+ years)

Amount

Up to $10,000 for down payment, closing costs, prepaids and fees

Kind

Forgivable loan

Income cap

80% AMI (2026 adjusted HOME limits, effective May 1, 2026): $66,000 (1) / $94,250 (4) / $124,450 (8)

Price cap

$371,000 existing / $425,000 new construction (effective Dec 1, 2025)

First-time buyers only?

Yes

Also required

0% 5-year deferred loan, 20% forgiven annually; min one credit score 580; DTI max 43%/55%; household assets max $25,000; 8-hour HUD-approved pre-purchase class; buyer contributes lesser of 1% or $1,000; single-family/townhome/condo in Gwinnett; property inspection; no 203k/repair loans; bankruptcy discharged 2+ years; apply via ZIP Portal or Homestretch@GwinnettCounty.com

Combination with Georgia Dream not stated on county pages.

Last checked November 2026 · our sources

Cobb County

For

Any qualified buyer purchasing anywhere in Cobb County

Amount

Grant of 1% or 2% of the note amount (0% option with lower rate)

Kind

Grant, nothing to repay

Income cap

$159,880 (FHA, VA, Freddie Mac HFA Advantage above 80% AMI); $90,800 (HFA Advantage at or below 80% AMI) - effective May 2025

Price cap

No price limit stated; max loan $688,850 FHA / $806,500 VA and Freddie Mac HFA Advantage

First-time buyers only?

No

Also required

30-year fixed FHA/VA/Freddie Mac HFA Advantage first mortgage via participating lender; min FICO 640-680 by loan type, DTI 45-50%; occupy within 60 days; homebuyer education for HFA Advantage; non-repayable grant with no lien

Latest guide revised Aug 27, 2025. Consumer pages: cobbcounty.org and georgiabuyerdpa.com/cobb. Employee add-ons listed under occupation_specific.

Last checked November 2026 · our sources

DeKalb County

For

DeKalb homebuyers

Amount

Previously 1-3% grant

Kind

Grant, nothing to repay

Guide updated 03/01/26 says the program 'is not currently available' and is under strategic review. Paused, not formally ended - recheck.

Last checked November 2026 · our sources

DeKalb County

For

Income-qualified homebuyers, with enhanced assistance for first responders and other public servants

Kind

Deferred loan, due when you sell or refinance

Approved July 14, 2026 as part of a $155M housing bond (DPA, closing cost help, rate buydowns). No launch date, amounts or application found - announced, not yet open. Earlier county outreach mentioned up to $20,000 DPA (secondary report, unverified on official page). Type unconfirmed.

Last checked November 2026 · our sources

DeKalb County

For

First-time buyers at or below 80% AMI

Amount

Up to $8,000 ($5,000 base plus $3,000 for FICO 620+)

Kind

Forgivable loan

Income cap

80% AMI (amounts not on document)

Price cap

$157,225 per the overview document (likely outdated)

First-time buyers only?

Yes

Also required

0% deferred loan forgiven after 5 years; 1% buyer contribution; net assets max $10,000; HUD-certified homebuyer education

Overview PDF has no date and the low price cap suggests it is old; current status unverified. Cannot be combined with Invest Atlanta incentives.

Last checked November 2026 · our sources

City of Savannah

For

Qualified first-time buyers purchasing inside Savannah city limits

Amount

Up to $50,000 (housing developed in partnership with the City) or up to $30,000 (all other housing) for down payment, closing costs and/or gap financing

Kind

Deferred loan, due when you sell or refinance

Income cap

Household income restrictions apply (limits not shown on page)

First-time buyers only?

Yes

Also required

2% interest, 30-year deferred-payment loan; private and City inspections required; pre-1978 homes cannot have defective paint; property must be in Savannah city limits

Applications ongoing year-round while funds remain. Contact downpayment@savannahga.gov, (912) 651-6926.

Last checked November 2026 · our sources

Augusta-Richmond County

For

Low- to moderate-income first-time buyers (federal definition)

Amount

$1,000 to $10,000 per program manual (rev. 6/2025); the web page still says not to exceed $5,000

Kind

Deferred loan, due when you sell or refinance

Income cap

Federal (HUD) income guidelines; 2025 table in program manual

Price cap

95% of area median purchase price (HUD limit; table in manual)

First-time buyers only?

Yes

Also required

Must be employed with satisfactory credit; pre-purchase counseling; participating lender; HCD inspection and HUD lead-safe visual assessment; earnest money min $500

Amount conflict between web page ($5,000) and manual ($10,000). Manual: https://www.augustaga.gov/DocumentCenter/View/778/DPA%5FProgramManual

Last checked November 2026 · our sources

Columbus-Muscogee County

For

Income-eligible buyers who do not currently own a home (existing home must be sold first)

Amount

Up to $49,999, all of it toward the down payment

Kind

Deferred loan, due when you sell or refinance

Income cap

80% AMI (eff. May 1, 2026): $47,450 (1) / $67,750 (4) / $89,450 (8)

Price cap

HOME sales price limit per 2026 policy (95% of area median; policy shows $252,000 for 1 unit)

First-time buyers only?

Yes

Also required

0% deferred loan; affordability 5 years (under $25,000) or 10 years ($25,000-$50,000), page says up to 15 years; 8-hour HUD-approved counseling within 12 months (NeighborWorks Columbus, Urban League, Habitat); certified lender, fixed rate only; no cash back; seller or buyer pays closing costs; $1,000 buyer contribution

Policy: Sweet HOME Columbus DPA Policy (2026 updated, September). Affordability period stated differently on page (up to 15 yrs) vs policy table (5/10 yrs).

Last checked November 2026 · our sources

Clayton County

For

First-time buyers (or no home owned in last 3 years) at or below 80% AMI

Amount

Up to $7,500; up to $10,000 for veterans/spouses, Clayton County employees, and Georgia law enforcement, first responders, healthcare and education workers

Kind

Forgivable loan

Income cap

80% AMI (HUD HOME limits effective June 1, 2026)

Price cap

$270,000

First-time buyers only?

Yes

Also required

0% soft second; forgiven after 5 or 10 years depending on amount; 8-hour HUD-approved class; HUD preferred lender; $1,000 buyer contribution; single-family, no condos or mobile homes; approved closing attorney; no cash back

Contact HUD@claytoncountyga.gov, (770) 473-5914. 2026 lender list and workshop schedule posted.

Last checked November 2026 · our sources

Athens-Clarke County

For

First-time buyers of AHA-built homes: ACT I at 60-80% AMI; DPA program at 80-115% AMI

Kind

Deferred loan, due when you sell or refinance

Income cap

DPA: 80-115% ACC AMI ($55,051-$79,134 for 4); ACT I: max 80% ($55,050 for 4) - tables appear dated

First-time buyers only?

Yes

Also required

Credit score 600+; $1,000 minimum down payment; one-on-one counseling and homeownership workshop; must not own vacant land

Page is dated 2021 (homes expected Fall 2021, waiting list being compiled); amount not stated. Treat as tied to AHA home inventory; confirm with AHA (rdeal@athenshousing.org).

Last checked November 2026 · our sources

Cobb County

For

Full-time Cobb County Government (Board of Commissioners) employees employed 12+ consecutive months; NOT Cobb County School District or city employees

Amount

Additional $10,000 grant on top of the Cobb DPA

Kind

Grant, nothing to repay

Must use the Cobb County DPA first mortgage; HR completes a VOE form. Includes Cobb County Police/Fire because they are county government employees (inferred from governing-entity rule, not named).

Last checked November 2026 · our sources

City of Marietta (Cobb County)

For

City of Marietta employees, Board of Lights & Water employees and Marietta City Schools employees ($10,000); City of Marietta public safety employees ($15,000); 12+ months full-time

Amount

$10,000 or $15,000 additional grant

Kind

Grant, nothing to repay

Home must be inside Marietta city limits; used with the Cobb County DPA first mortgage. Covers Marietta Police/Fire and Marietta City Schools teachers.

Last checked November 2026 · our sources

City of Atlanta Beltline TAD subareas 1, 2, 3, 8, 9, 10

For

Public-sector employees (launch release names teachers, firefighters and city employees) and legacy residents

Amount

Up to $30,000 (vs. $20,000 for other buyers)

Kind

Forgivable loan

See local entry. Which employers qualify is not defined on the page.

Last checked November 2026 · our sources

DeKalb County

For

First responders and other eligible public servants

Approved July 2026; not yet launched.

Last checked November 2026 · our sources

City of Savannah

For

City of Savannah employees below department-head level, in good standing

Amount

Up to $15,000

Kind

Forgivable loan

0% loan forgiven after 5 years if still a city employee and owner-occupant; forgiven amount reported as W-2 income; can be combined with DreamMaker; home must be in city limits. Covers Savannah Police and Fire (city employees).

Last checked November 2026 · our sources

Clayton County

For

Georgia law enforcement, first responders, healthcare workers, education workers, Clayton County employees, veterans/spouses

Amount

Up to $10,000 (vs. $7,500 standard)

Kind

Forgivable loan

Same rules as the county DPA (80% AMI, $270,000 price cap, first-time).

Last checked November 2026 · our sources