Deferred second mortgagePotentially available — confirm funding and eligibilityFunding unverified
Georgia Dream Homeownership Program
Georgia Department of Community Affairs (DCA)
A Georgia Dream first mortgage (FHA, VA, USDA, or conventional) paired with a 0% deferred second mortgage for down payment and closing costs.
Assistance
Advertises lesser of 5% or $10,000; lesser of 6% or $12,500
- Standard (lesser of 5% or $10,000)
- PEN — protectors, educators, nurses/healthcare (lesser of 6% or $12,500)
0% interest, no monthly payments; due when you sell, refinance, or no longer occupy the home as your primary residence.
Assistance is subject to program, lender, funding, and transaction requirements.
Freshness
Last verified: September 29, 2026
Effective date: July 8, 2026
Funding: Funding status could not be independently verified.
Published requirements
Requirements not listed here are not on file and must be confirmed.
- Minimum credit score 640660 minimum for manufactured housing.
See exact policy language
“640 minimum; 660 minimum for manufactured housing”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Credit Score · page 1Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - First-time homebuyer required (exceptions: Veteran, Targeted Area)No ownership and occupancy of a primary residence in the last 3 years. Waived for US military veterans who have not previously received bond-financed assistance, and for purchases in targeted areas.
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“All borrowers must be first-time homebuyers unless purchasing in a targeted area.”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · First-Time Homebuyer · page 4Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Must be your primary residencePrimary residence only.
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“Occupancy • Primary residence only.”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Occupancy · page 1Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Permitted first mortgages: FHA, VA, USDA, Conventional30-year fixed rate, purchase transactions.
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“Loan Type FHA, VA, USDA, Conventional”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Loan Type · page 1Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Homebuyer education: Homebuyer education from a HUD-approved housing counseling agency (DCA online course available).
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“Homebuyer education is required by a HUD approved housing counseling agency.”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Homebuyer Education · page 5Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Minimum borrower contribution $1,000
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“Applicant must contribute a minimum of $1,000 to the purchase transaction”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Min. Contribution · page 3Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Maximum LTV 80% (Conventional first mortgages)Conventional first mortgages: no MI; max LTV/CLTV 80%.
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“Conventional: 80.00% LTV”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Maximum LTV/CLTV · page 1Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Maximum CLTV 80% (Conventional first mortgages)Conventional first mortgages: no MI; max LTV/CLTV 80%.
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“Conventional: Not Required; Max LTV/CLTV is 80.00%.”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Mortgage Insurance · page 4Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Maximum DTI 45% for credit scores 640–699Housing ratio also limited to 45% in this band.
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“640-699 ≤ 45% ≤ 45%”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Maximum Ratios · page 2Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Liquid assets after closing limited to $20,000 or 20% of priceMatrix: "may not have more than $20,000 or 20% of the sales price immediately after closing."
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“Borrower may not have more than $20,000 or 20% of the sales price immediately after closing per the Closing Disclosure.”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Liquid Assets Limitation · page 4Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Location: GA
- Income limits: on file for 30 areas · official limits
- Purchase-price limits: $475,000–$625,000 depending on area/construction
- Property types: Single family (1 unit) detached, attached, manufactured, agency-approved condominium. 2–4 unit properties are ineligible.
Every rule, in the program’s own words
Each rule HomeStack applies to this program, with the exact passage from the official document and a link that opens the document at that passage. HomeStack re-checks every quote against the live document.
- Assistance — Standard (lesser of 5% or $10,000)
See exact policy language
“Standard: 5% of the purchase price or a maximum of $10,000 whichever is the lesser amount for any eligible borrower.”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Down Payment Assistance · page 1Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Assistance — PEN — protectors, educators, nurses/healthcare (lesser of 6% or $12,500)
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“PEN: 6% of the purchase price or a maximum of $12,500 whichever is the lesser amount for someone currently in an occupation of Protectors, Educators, or Nurses (health care).”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Down Payment Assistance · page 1Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Repayment terms
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“The down payment assistance is a 0% interest loan with no monthly payment. A second mortgage lien is placed on your property. It is due when you sell, refinance or no longer occupy the home as your primary residence.”
Georgia Dream Loan Program FAQs — Georgia Department of Community Affairs · Do I have to pay back the down payment assistance loan?Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026If the passage is not highlighted, use your browser’s find (Ctrl/⌘ F) to search for the quoted text. - Minimum credit score
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“640 minimum; 660 minimum for manufactured housing”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Credit Score · page 1Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - First-time homebuyer
See exact policy language
“All borrowers must be first-time homebuyers unless purchasing in a targeted area.”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · First-Time Homebuyer · page 4Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Owner occupancy
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“Occupancy • Primary residence only.”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Occupancy · page 1Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Eligible first mortgages
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“Loan Type FHA, VA, USDA, Conventional”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Loan Type · page 1Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Homebuyer education
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“Homebuyer education is required by a HUD approved housing counseling agency.”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Homebuyer Education · page 5Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Minimum borrower contribution
See exact policy language
“Applicant must contribute a minimum of $1,000 to the purchase transaction”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Min. Contribution · page 3Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Maximum LTV
See exact policy language
“Conventional: 80.00% LTV”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Maximum LTV/CLTV · page 1Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Maximum CLTV
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“Conventional: Not Required; Max LTV/CLTV is 80.00%.”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Mortgage Insurance · page 4Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Maximum debt-to-income ratio
See exact policy language
“640-699 ≤ 45% ≤ 45%”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Maximum Ratios · page 2Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Liquid-asset limit
See exact policy language
“Borrower may not have more than $20,000 or 20% of the sales price immediately after closing per the Closing Disclosure.”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Liquid Assets Limitation · page 4Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Eligible location
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“All Other Georgia Counties Home Sales Price: $475,000 Household Income: 1-2 persons: $101,700 3+ persons: $116,955”
Georgia Dream — county, income and sales price limits — Georgia Department of Community Affairs · All Other Georgia CountiesOpen official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026If the passage is not highlighted, use your browser’s find (Ctrl/⌘ F) to search for the quoted text. - Income limits
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“Home Sales Price: $625,000 Household Income: 1-2 persons: $137,555 3+ persons: $158,188”
Georgia Dream — county, income and sales price limits — Georgia Department of Community Affairs · Atlanta - Sandy Springs - Roswell, GA HUD MetroOpen official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026If the passage is not highlighted, use your browser’s find (Ctrl/⌘ F) to search for the quoted text. - Income limits
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“Clarke County, Madison County, Oconee County, Oglethorpe County, Morgan County Home Sales Price: $525,000 Household Income: 1-2 persons: $118,152 3+ persons: $135,875”
Georgia Dream — county, income and sales price limits — Georgia Department of Community Affairs · Athens, GA MSAOpen official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026If the passage is not highlighted, use your browser’s find (Ctrl/⌘ F) to search for the quoted text. - Income limits
See exact policy language
“All Other Georgia Counties Home Sales Price: $475,000 Household Income: 1-2 persons: $101,700 3+ persons: $116,955”
Georgia Dream — county, income and sales price limits — Georgia Department of Community Affairs · All Other Georgia CountiesOpen official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026If the passage is not highlighted, use your browser’s find (Ctrl/⌘ F) to search for the quoted text. - Purchase price limits
See exact policy language
“Home Sales Price: $625,000 Household Income: 1-2 persons: $137,555 3+ persons: $158,188”
Georgia Dream — county, income and sales price limits — Georgia Department of Community Affairs · Atlanta - Sandy Springs - Roswell, GA HUD MetroOpen official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026If the passage is not highlighted, use your browser’s find (Ctrl/⌘ F) to search for the quoted text. - Purchase price limits
See exact policy language
“Clarke County, Madison County, Oconee County, Oglethorpe County, Morgan County Home Sales Price: $525,000 Household Income: 1-2 persons: $118,152 3+ persons: $135,875”
Georgia Dream — county, income and sales price limits — Georgia Department of Community Affairs · Athens, GA MSAOpen official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026If the passage is not highlighted, use your browser’s find (Ctrl/⌘ F) to search for the quoted text. - Purchase price limits
See exact policy language
“All Other Georgia Counties Home Sales Price: $475,000 Household Income: 1-2 persons: $101,700 3+ persons: $116,955”
Georgia Dream — county, income and sales price limits — Georgia Department of Community Affairs · All Other Georgia CountiesOpen official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026If the passage is not highlighted, use your browser’s find (Ctrl/⌘ F) to search for the quoted text. - Property rules
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“Ineligible Properties: … 2-4 Unit Properties”
Georgia Dream Standard Matrix (v. 2026-7-8) — Georgia Department of Community Affairs · Property · page 5Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026 - Participating lender
See exact policy language
“Contact a Georgia Dream Participating Lender to pre-qualify and begin the loan process.”
Georgia Dream — county, income and sales price limits — Georgia Department of Community Affairs · How Do I Get Started?Open official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026If the passage is not highlighted, use your browser’s find (Ctrl/⌘ F) to search for the quoted text. - Contact — DCA (primary line)
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“Primary: (404) 679-4840”
Georgia Dream mortgage products for homebuyers — Georgia Department of Community Affairs · How can we help? Call UsOpen official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026If the passage is not highlighted, use your browser’s find (Ctrl/⌘ F) to search for the quoted text. - Contact — Georgia Dream hotline
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“call DCA at 1-800-359-HOME (4663)”
Apply for the Georgia Dream Homeownership Program — State of Georgia · Get QualifiedOpen official source at this passage ↗Quote found word-for-word · checked September 29, 2026Last read by a HomeStack researcher: September 27, 2026If the passage is not highlighted, use your browser’s find (Ctrl/⌘ F) to search for the quoted text.
Important notes
- Georgia Dream Choice (a household member with an eligible disability) advertises the lesser of 6% or $12,500; HomeStack does not yet collect disability status — ask a participating lender.
- Other down payment assistance is allowed; any other assistance in the form of a lien must take a subordinate lien position to DCA's liens, and the borrower must still meet the minimum contribution.
- Borrowers may not receive any funds back at closing (per the Closing Disclosure).
- Targeted-area income and price limits may differ; the targeted-area tables are not yet loaded.
Official contacts
Georgia Dream (DCA): Website
DCA (primary line): (404) 679-4840
Georgia Dream hotline: 1-800-359-HOME (4663)
Participating lenders: official list. Housing counselors: HUD counselor search.
Official source
Georgia Dream Standard Matrix (v. 2026-7-8) · Georgia Department of Community Affairs · Last verified: September 27, 2026
Quote found word-for-word · checked September 29, 2026
Georgia Dream — county, income and sales price limits · Georgia Department of Community Affairs · Last verified: September 27, 2026
Quote found word-for-word · checked September 29, 2026
Georgia Dream Loan Program FAQs · Georgia Department of Community Affairs · Last verified: September 27, 2026
Quote found word-for-word · checked September 29, 2026
Apply for the Georgia Dream Homeownership Program · State of Georgia · Last verified: September 27, 2026
Quote found word-for-word · checked September 29, 2026
HomeStack provides research and estimates based on available program criteria. It does not provide mortgage approval, underwriting, financial advice, or a guarantee of eligibility, funding, or loan terms. Final eligibility must be confirmed by the applicable lender or program administrator.