Georgia Dream PEN: up to $12,500 toward your down payment for protectors, educators and nurses (terms effective July 8, 2026).Start the six-question check
Invest Atlanta runs five open homebuyer programs inside city limits, worth $10,000 to $30,000 each, and none of them requires you to be a first-time buyer.
What help can Atlanta homebuyers get right now?
Every Atlanta program here is run by Invest Atlanta, and all five are open. The broadest is ATL HomeNOW: up to $20,000 for down payment, closing costs or a permanent rate cut on a home anywhere inside the incorporated city, including the part of Atlanta that reaches into DeKalb County. Income can go up to 120% of area median ($141,360 for a family of four), the first mortgage is capped at $325,000, and the help is forgiven after 10 years in the home. You need a 620 credit score, no more than $35,000 in liquid assets and a $1,500 contribution of your own.
Three programs are tied to specific neighborhoods. The Beltline Mortgage Assistance Program, launched in mid-2026, covers Beltline tax allocation subareas 1, 2, 3, 8, 9 and 10 on the south and west sides. It pays up to $30,000 for civil servants and legacy residents (the launch release names teachers, firefighters and city employees) and up to $20,000 for other buyers. Perry Bolton gives $10,000 or $20,000 on homes up to $300,000, and the Vine City Renaissance Initiative gives $20,000 to buyers who stay five years between Hollowell Parkway and MLK Jr. Drive. ATL Home Renovation Advantage adds $10,000 for buyers using a renovation mortgage on a home up to $450,000.
One catch matters more than any other: Invest Atlanta says its incentives cannot be combined with Georgia Dream, the Fulton County HOP program or DeKalb County assistance, although some Invest Atlanta programs can be combined with each other. An Atlanta Public Schools teacher or Atlanta Fire Rescue firefighter therefore has to compare a city package against Georgia Dream PEN's $12,500 rather than stack them. The program finder lays the options side by side.
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.
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.
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
Forgiven after 5 years; $1,200 education fee; renovation class with Resources for Residents & Communities or Committed to Communities; liquid assets max $35,000
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.
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.
On top of the city options, Atlanta buyers can look at 2 statewide programs, Georgia Dream PEN among them. Browse all Georgia programs or let the program matcher sort them.
Nearly every assistance program asks you to finish a homebuyer class before you close. It is usually friendlier than people expect. Here are HUD-approved agencies near Fulton County that teach the class or meet with buyers one on one:
From HUD's list of housing counseling agencies. Programs differ on which classes they accept.
Which class will count for you? Ask the lender. Someone who works with Georgia programs knows which class your program takes, and can begin your pre-approval during the same conversation. Find me a lender
Questions from Atlanta buyers
Do I have to be a first-time buyer for Invest Atlanta programs?
No. ATL HomeNOW, the Beltline program, Perry Bolton, Vine City and Renovation Advantage do not require first-time buyer status, but you cannot own an interest in any other property for ATL HomeNOW.
Can I use ATL HomeNOW with Georgia Dream PEN?
No. Invest Atlanta says its incentives cannot be used with Georgia Dream, NACA, DeKalb County or Fulton County down payment assistance.
Does ATL HomeNOW cover the DeKalb County side of Atlanta?
Yes. It covers any home inside the incorporated City of Atlanta limits, and the city extends into DeKalb County.
You're all set.
We'll reach out when it reopens. While you wait, you can see what you qualify for now.
