Georgia Dream PEN
Georgia Dream PEN for police, deputies and corrections staff
Georgia police officers, sheriff's deputies, corrections and DMV staff can get 6% or up to $12,500 toward a first home through Georgia Dream PEN.
Does your role count?
Employees of a police department, sheriff's office or corrections department qualify. DCA's list also includes Homeland Security, privately run corrections operating under state or federal guidelines, the Georgia Department of Motor Vehicles and other local, state or federal law enforcement agencies.
The rule says employees, so civilian staff at these agencies can fit too. Your lender gathers documentation that satisfies DCA that you are a "Georgia Hero."
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.
How the 6% works at common prices
PEN is 6% of the price, capped at $12,500. On a $180,000 home that is $10,800. At about $208,400 and above, you get the full $12,500. You still put in at least $1,000 of your own or gifted money.
Moving up later
If you sell, refinance or move out and rent the home, the full PEN balance comes due. Plan for that before you take a new posting or switch to a rental strategy.
Paperwork to have handy
- Proof of employment with your agency (your lender tells you what DCA accepts)
- 30 days of pay stubs, including any overtime or shift pay
- Two years of W-2s
- 60 days of bank statements
- Homebuyer education certificate
Questions we hear a lot
Do jailers and detention officers qualify?
Yes. Corrections department employees qualify, including privately run corrections operating under state or federal guidelines.
Does a federal agent working in Georgia qualify?
DCA's list includes local, state and federal law enforcement agencies, so yes, subject to the other program rules.
Can I keep the home as a rental later?
Not with PEN still owed. The balance is due when the home is no longer your main residence.
