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
In DeKalb County, Georgia Dream PEN can add up to $12,500 for school, public safety and health care workers buying their first home.
County seatDecatur
People living here774,394
Help availableGeorgia Dream PEN
What to know about DeKalb
DeKalb runs from Brookhaven and Dunwoody in the north to Stonecrest in the southeast, with Tucker and Decatur in between. Decatur is the county seat.
Two school systems serve the county: the DeKalb County School District and City Schools of Decatur. A bus driver in DeKalb or a teacher in Decatur qualifies on the same terms. Public safety employers include the DeKalb County Police Department, DeKalb County Sheriff's Office and DeKalb County Fire Rescue.
DeKalb uses the metro Atlanta limits. A family of four earning $150,000 would be under the $158,188 limit for 3 or more people.
The DeKalb limits
Household of 1 or 2$137,555
Household of 3 or more$158,188
Highest home price$625,000
DeKalb follows the Atlanta metro tier: $137,555 (1-2 people), $158,188 (3+), $625,000 price cap. Compare with every county's limits, or try a budget before you shop.
More help that is local to DeKalb
Some of these can sit alongside the state program, and some cannot. Your lender sorts out which pairings are allowed before anything is signed.
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.
Forgiven after 5 years; $1,200 education fee; renovation class with Resources for Residents & Communities or Committed to Communities; liquid assets max $35,000
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.
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 DeKalb 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
Local employers whose staff may qualify
A few of the larger ones:
DeKalb County School District
City Schools of Decatur
DeKalb County Police Department
DeKalb County Sheriff's Office
DeKalb County Fire Rescue
Employees of City Schools of Decatur and the DeKalb County School District both count as educators under PEN. See the full list of jobs.
Questions from DeKalb buyers
Do DeKalb County Fire Rescue employees qualify?
Yes. Local fire department employees, including EMS staff, are protectors under PEN.
Does a nurse at a DeKalb clinic qualify?
Yes, if the clinic is a state-licensed health care facility.
Is there a first-time buyer exception in DeKalb?
Only if your address is in a targeted census tract or you are an eligible veteran. A lender can check your address.
