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

Richmond County · Georgia

Buying your first home in Richmond County

In Augusta-Richmond County, Georgia Dream PEN can provide up to $12,500 toward a first home for school, public safety and health care workers.

County seatAugusta
People living here206,559
Help availableGeorgia Dream PEN

What to know about Richmond

Richmond County is home to Augusta, the county seat, plus Hephzibah and Blythe. It uses Georgia's standard statewide limits.

The Richmond County School System employs teachers and support staff across the county, and all of them can qualify. The Richmond County Sheriff's Office handles law enforcement, and the Augusta Fire Department covers fire and rescue.

With a $475,000 price cap and PEN reaching its $12,500 maximum at about $208,400, many Augusta buyers can get the full amount. Remember it is a 0% loan, repaid when you sell, refinance or move out.

The Richmond limits

Household of 1 or 2$101,700
Household of 3 or more$116,955
Highest home price$475,000

Richmond County limits are $101,700 for 1-2 people, $116,955 for 3+, and a $475,000 price cap. Compare with every county's limits, or try a budget before you shop.

More help that is local to Richmond

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

Augusta Homeownership Assistance Program

Open now

Augusta-Richmond County

For
Low- to moderate-income first-time buyers (federal definition)
Amount
$1,000 to $10,000 per program manual (rev. 6/2025); the web page still says not to exceed $5,000
Kind
Deferred loan, due when you sell or refinance
Income cap
Federal (HUD) income guidelines; 2025 table in program manual
Price cap
95% of area median purchase price (HUD limit; table in manual)
First-time buyers only?
Yes
Also required
Must be employed with satisfactory credit; pre-purchase counseling; participating lender; HCD inspection and HUD lead-safe visual assessment; earnest money min $500

Amount conflict between web page ($5,000) and manual ($10,000). Manual: https://www.augustaga.gov/DocumentCenter/View/778/DPA%5FProgramManual

Last checked November 2026 · our sources

Check whether I fit

Browse all Georgia programs

Homebuyer classes near Richmond

HUD's directory doesn't list an approved counseling agency within 50 miles of Richmond County. That's alright. Most programs will take a HUD-approved class you do online, and your lender can tell you which one to pick.

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:

  • Richmond County School System
  • Richmond County Sheriff's Office
  • Augusta Fire Department

Staff at state-licensed hospitals, clinics and nursing homes in Augusta may qualify too. See the full list of jobs.

Questions from Richmond buyers

Do Richmond County deputies qualify?

Yes. Sheriff's office employees are named in the protector category.

What if I buy in Columbia County instead?

Columbia County has the same statewide limits, so your numbers would not change.

Can I use a USDA loan?

Georgia Dream offers USDA loans with PEN, if the home is in a USDA-eligible area.

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