Fulton County · Georgia

Buying your first home in Fulton County

From Atlanta to Johns Creek, Fulton County educators, first responders and health care workers can use Georgia Dream PEN for up to $12,500 toward a first home.

County seatAtlanta

People living here1,098,791

Help availableGeorgia Dream PEN

What to know about Fulton

Fulton stretches from south Atlanta up through Sandy Springs, Roswell, Alpharetta and Johns Creek, so home prices vary a lot from one end to the other. Because Fulton is in the Atlanta metro tier, you get the state's highest limits: a $625,000 price cap and up to $158,188 in household income for three or more people.

Two big school systems serve the county. Atlanta Public Schools covers the city, and Fulton County Schools covers most of the north and south suburbs. Every employee of either district counts as an educator under PEN, from teachers to bus drivers.

On the public safety side, staff at the Atlanta Police Department, Atlanta Fire Rescue Department, Fulton County Sheriff's Office, Fulton County Police Department and Sandy Springs Police Department fit the protector category. On a $300,000 condo in the city, PEN would hit its $12,500 cap.

The Fulton limits

Household of 1 or 2$137,555

Household of 3 or more$158,188

Highest home price$625,000

Fulton uses the Atlanta metro limits: $137,555 for 1-2 people, $158,188 for 3 or more, and a $625,000 price cap. Compare with every county's limits, or try a budget before you shop.

More help that is local to Fulton

Some of these can sit alongside the state program, and some cannot. Your lender sorts out which pairings are allowed before anything is signed.

ATL HomeNOW

Open now

City of Atlanta

For: Buyers of a home inside the incorporated City of Atlanta limits
Amount: Up to $20,000 for down payment, closing costs and/or permanent rate reduction
Kind: Forgivable loan
Income cap: 120% AMI: $99,000 (1) / $113,160 (2) / $127,320 (3) / $141,360 (4) / $152,760 (5)
Price cap: 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.

Last checked November 2026 · our sources

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Atlanta Beltline Mortgage Assistance Program

Open now

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.

Last checked November 2026 · our sources

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Perry Bolton Mortgage Assistance Program

Open now

City of Atlanta - Perry Bolton Tax Allocation District

For: Buyers in the Perry Bolton TAD
Amount: $20,000 (income at or below 80% AMI buying a permanently affordable home) or $10,000 (up to 120% AMI, home not permanently affordable)
Kind: Forgivable loan
Income cap: 80% AMI ($94,240 family of 4) or 120% AMI ($141,360 family of 4)
Price cap: $300,000
First-time buyers only?: No
Also required: Forgiven after 5 years; $1,000 program fee; liquid assets max $25,000; Invest Atlanta participating lender

Last checked November 2026 · our sources

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Vine City Renaissance Initiative (VCRI)

Open now

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

Last checked November 2026 · our sources

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ATL Home Renovation Advantage

Open now

City of Atlanta

For: Buyers using a home renovation mortgage
Amount: $10,000 toward down payment and/or closing costs
Kind: Forgivable loan
Income cap: 120% AMI ($141,360 family of 4)
Price cap: $450,000
First-time buyers only?: No
Also required: Forgiven after 5 years; $1,200 education fee; renovation class with Resources for Residents & Communities or Committed to Communities; liquid assets max $35,000

Last checked November 2026 · our sources

Read our full write-up Check whether I fit

Fulton Homeownership Program (HOP)

Open now

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.

Last checked November 2026 · our sources

Read our full write-up Check whether I fit

Browse all Georgia programs

Homebuyer classes near Fulton

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:

Agency	City	How far	What they offer	Languages	How you meet
Operation Hope, Inc	Atlanta	5 mi	homebuyer education class, pre-purchase counseling	English, Spanish	Face to Face, Phone, Internet
Resources for Residents and Communities of Georgia, Inc.	Atlanta	7 mi	homebuyer education class, pre-purchase counseling	English	Phone
Metro Fair Housing Services, Inc.	Atlanta	7 mi	homebuyer education class, pre-purchase counseling	English	Face to Face, Phone, Internet
D&E, A Housing & Economic Empowerment Center, Inc. (D&E Group)	East Point	8 mi	homebuyer education class, pre-purchase counseling	English	Face to Face, Phone, Internet
Center for Pan Asian Community Services, Inc	Atlanta	13 mi	homebuyer education class, pre-purchase counseling	English	Phone

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:

Fulton County Schools
Atlanta Public Schools
Atlanta Police Department
Atlanta Fire Rescue Department
Fulton County Sheriff's Office
Fulton County Police Department
Sandy Springs Police Department

The list above is a sample of large Fulton employers; staff at any accredited school, law enforcement agency, fire department or licensed health care facility may qualify. See the full list of jobs.

Questions from Fulton buyers

Is the PEN amount higher in Atlanta?

No. PEN is 6% of the price or $12,500 statewide. What is higher in Fulton is the income and price limit, so more households fit.

Can an Atlanta Public Schools para use PEN?

Yes. All school board employees count as educators, not just certified teachers.

What if my Fulton home is over $625,000?

Peach Plus allows prices up to $725,000 in metro Atlanta, with PEN of 4% or $12,500, whichever is less.

Nearby counties: Gwinnett Cobb DeKalb Chatham Cherokee Clayton Forsyth Henry See them all