Georgia Dream PEN
Georgia Dream PEN for service members and base civilians
Active duty service members, National Guard, drilling reservists and military base civil servants in Georgia can get up to $12,500 through Georgia Dream PEN.
Does your role count?
The protector category includes active duty personnel of the U.S. Army, Navy, Air Force, Marine Corps and Coast Guard; the Army and Air National Guard; actively drilling reservists; and civil servants for a military base.
Your lender collects documentation of your service or base employment for DCA. PEN works with VA, FHA, USDA and conventional Georgia Dream loans.
Georgia Dream PEN is the Protectors, Educators and Nurses option of the Georgia Dream Homeownership Program, run by the Georgia Department of Community Affairs (DCA). It gives 6% of the purchase price or $12,500, whichever is less, as a 0% second mortgage with no monthly payment, paired with a state-set 30-year fixed first mortgage. It is not a grant: you repay it when you sell, refinance or stop living in the home.
Veterans and the first-time buyer rule
Georgia Dream normally requires that you have not owned a main home in the past 3 years. A veteran who has not used bond-financed assistance before is exempt from that rule.
Peach Select VA, an alternative
DCA's Peach Select VA loan offers a below-market 30-year fixed VA rate (5.750% as of Nov 5, 2026) for veterans and eligible surviving spouses. It does not allow Georgia Dream down payment assistance, so you would choose between it and PEN. A lender can compare both for you.
Paperwork to have handy
- Proof of active duty, Guard or drilling reserve status, or base employment (your lender tells you what DCA accepts)
- Leave and earnings statements or 30 days of pay stubs
- Two years of W-2s
- 60 days of bank statements
- Certificate of Eligibility, if using a VA loan
Questions we hear a lot
Do Guard members qualify?
Yes. Army and Air National Guard members and actively drilling reservists are on the PEN list.
I'm a civilian employee on base. Do I count?
Yes. Civil servants for a military base are included in the protector category.
Can I use PEN and Peach Select VA together?
No. Peach Select VA does not allow Georgia Dream down payment assistance, though outside assistance may be added.
