Buyer Programs · Georgia
Georgia Down Payment Assistance, Compared
Four programs from one agency, and the deciding factor is usually not the dollar amount. It is your income and the price of the house.
Overview
Georgia Dream pays more. Peach Advantage lets more people in.
The standard Georgia Dream program provides 5% of the purchase price up to $10,000, rising to 6% or up to $12,500 for public protectors, educators and healthcare workers, and for borrowers connected to a disability under the Choice option. Peach Plus runs on the same logic at a slightly lower rate — 3.5% up to $10,000 standard, 4% up to $12,500 for those same groups. Where the calculation changes is Peach Advantage, which offers 2% to 5% of your first loan amount and, more importantly, opens the door to household incomes up to 150% of Area Median Income and home prices up to $725,000 in the Atlanta area. That is a substantially wider gate than standard Georgia Dream, and it is the reason a lot of metro Atlanta buyers who assume they earn too much for assistance actually do not. Peach Select VA is the odd one out and deserves a clear explanation: it provides no down payment assistance at all. It trades the assistance for a lower interest rate, which for a VA buyer already putting zero down is frequently the better deal — you were never going to use the down payment help anyway.
How to choose
The questions that actually decide it
- What is your household income? Above standard Georgia Dream limits, Peach Advantage may still work.
- How expensive is the house? Peach Advantage reaches $725,000 in the Atlanta area.
- Are you a protector, educator or healthcare worker? That raises Georgia Dream and Peach Plus to $12,500.
- Are you a VA borrower? Peach Select trades assistance for a lower rate, which usually wins at zero down.
- Where is the property? If it is USDA-eligible you may not need assistance at all.
- Are you connected to a disability? The Choice option unlocks the higher assistance tier.
The programs
One agency, four paths
Georgia Dream (standard)
5% of the purchase price up to $10,000 in down payment and closing cost help. See Georgia Dream.
Georgia Dream PEN & Choice
6% or up to $12,500 for public protectors, educators and healthcare workers, and for borrowers connected to a disability.
Peach Advantage
2–5% of the loan, income up to 150% of AMI and prices up to $725,000 in Atlanta. The widest gate. See Peach Advantage.
Peach Plus
3.5% up to $10,000, or 4% up to $12,500 for PEN and Choice borrowers. See Peach Plus.
Peach Select VA
No down payment assistance — a lower rate instead. Usually the better trade for a VA buyer already putting zero down. See Peach Select.
Do not forget USDA
Much of Georgia outside the metros is USDA-eligible, meaning 0% down with no assistance needed at all. Check eligibility.
Not sure which Georgia program fits?
Send me the address, your household income and your occupation. That is enough to narrow it to one or two. Call (303) 557-3846 or start online.
Georgia down payment assistance side by side
| Program | Standard amount | PEN / Choice amount | Best for | Note |
|---|---|---|---|---|
| Georgia Dream | 5% of price, up to $10,000 | 6%, up to $12,500 | First-time buyers inside standard income limits | The largest flat assistance of the four |
| Peach Plus | 3.5% of price, up to $10,000 | 4%, up to $12,500 | Buyers who fit Georgia Dream but want different loan pricing | Same structure, lower percentage |
| Peach Advantage | 2–5% of the loan amount | — | Higher earners and higher-priced homes | Income to 150% of AMI; prices to $725,000 in Atlanta; conventional-focused |
| Peach Select VA | No assistance — lower rate instead | — | VA borrowers already putting 0% down | You trade the DPA you would not have used for a better rate |
| USDA (not an assistance program) | 0% down financing | — | Buyers outside the Atlanta and Savannah metros | Eligibility is by exact address; household income limits apply |
Common questions about Georgia assistance
How much down payment assistance can I get in Georgia?
Standard Georgia Dream provides 5% of the purchase price up to $10,000. Public protectors, educators and healthcare workers — and borrowers connected to a disability under the Choice option — get 6% or up to $12,500. Peach Plus runs 3.5% up to $10,000, or 4% up to $12,500 for those same groups. Peach Advantage offers 2–5% of the loan amount instead of a flat cap.
I think I earn too much for Georgia Dream. Are there other options?
Probably Peach Advantage. It allows household income up to 150% of Area Median Income and home prices up to $725,000 in the Atlanta area — considerably wider than standard Georgia Dream. A lot of metro Atlanta buyers rule themselves out of assistance without ever checking this program.
Why does Peach Select VA offer no down payment assistance?
Because a VA borrower is already putting zero down, so the assistance would mostly go unused. Peach Select trades it for a lower interest rate instead, which is usually the better deal over the life of the loan. If you are a VA buyer in Georgia, compare Peach Select against a standard VA loan on rate rather than assuming more assistance is better.
Can I use Georgia Dream on a USDA loan?
Yes — Georgia Dream works with FHA, VA, USDA and conventional financing. It is worth checking USDA eligibility first, though: if the property qualifies, USDA already delivers 100% financing with no down payment, which changes what the assistance is actually needed for.