Georgia Dream Standard DPA
Open nowGeorgia 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
Check whether I fitHow the Standard tier works
Standard is the base level of the Georgia Dream second mortgage that DCA offers alongside its state-set 30-year fixed first mortgage. It pays 5% of the purchase price, capped at $10,000. The cap is reached at a $200,000 price; above that you get the flat $10,000. The money can go toward the down payment, allowable closing costs, prepaids and principal reduction. It carries 0% interest and no monthly payment, but it is deferred, not forgiven: you repay it when you sell, refinance the first mortgage or stop living in the home. These amounts took effect July 8, 2026.
The first mortgage comes in FHA, VA, USDA or uninsured conventional form, at one rate DCA sets weekly (6.750% for the week of November 5, 2026).
Who qualifies
You need to be a first-time buyer, meaning no ownership of a principal residence in the past three years, unless you buy in one of Georgia's targeted areas or are a veteran who hasn't used bond-financed help. Household income must be under the area limit: $137,555 for 1-2 people or $158,188 for 3 or more in the 24-county Atlanta metro area, lower in Athens and the rest of the state. The price cap is $625,000 in metro Atlanta, $525,000 in the Athens area and $475,000 elsewhere. A 640 middle credit score, a homebuyer education course and at least $1,000 of your own or gifted money are required. See the full income and price limits by county.
Standard vs. PEN: which tier do you get?
A borrower gets exactly one tier: Standard, PEN or CHOICE. If you work in law enforcement, a fire department, the military, a school or a licensed health care facility, PEN pays more (6% or $12,500). CHOICE pays the same as PEN for households with a member living with a disability. Everyone else lands on Standard. Your lender sorts this out from your employment documents, so it is worth asking whether your job counts before you settle for the lower amount. Our who qualifies pages list the PEN roles.
How to apply
You don't apply to DCA. Pick a Georgia Dream participating lender (DCA's list, or 800-359-4663), get pre-qualified, finish the homebuyer course, then sign a contract on a home under the price limit. The lender reserves your loan with DCA, which locks the rate for 75 days, and both mortgages close together. Read the step-by-step buying timeline before you start, or check your eligibility now.
Common questions about Georgia Dream Standard DPA
How much is Georgia Dream Standard assistance?
5% of the purchase price or $10,000, whichever is less, under terms effective July 8, 2026.
Is the Standard DPA forgiven?
No. It is a 0% deferred second mortgage repaid when you sell, refinance or move out of the home.
Can I get Standard and PEN together?
No. Each borrower receives one tier only: Standard, PEN or CHOICE.
See if this one could work for me
Programs people compare with this one
Our summary of the official program page as of November 2026. Money and terms change, so check the current details with the program or a participating lender. Georgia Down Payment Assistance has no connection to this program.
