Overview

In Georgia, assistance money goes further than almost anywhere else I lend.

Georgia’s FHA floor is $541,287 across most of the state, with the Atlanta metro counties — Fulton, DeKalb, Cobb and Gwinnett — at $718,750. Those are ordinary numbers. What makes Georgia different is the ratio between assistance and price. Georgia Dream provides 5% of the purchase price up to $10,000 in down payment help, rising to 6% or up to $12,500 for public protectors, educators and healthcare workers, and on a typical Georgia purchase that covers a far greater share of what you need than the same dollar figure would in California or the Denver metro. The same logic applies to USDA: large parts of the state outside the Atlanta and Savannah metros meet USDA’s rural definition, which means 100% financing with no down payment at all, subject to household income limits. Eligibility is determined by exact address rather than by town, and it is the single most under-used program in the state. Send me an address and I will check it before you assume you need 3.5% down.

Who I work with here

Georgia borrowers I help most often

Buyers outside metro Atlanta who may qualify for 0% down USDA financing
First-time buyers using Georgia Dream or a Peach program
Protectors, educators and health care workers eligible for enhanced assistance

Veterans combining VA entitlement with Peach Select
Self-employed borrowers who cannot qualify on tax returns
Investors buying rentals in and around the Atlanta metro

Programs

What works in Georgia

USDA at 0% down

Much of Georgia outside the metros qualifies as rural. 100% financing, income limits apply, eligibility checked by address. See USDA loans.

Georgia Dream

5% of the purchase price up to $10,000 — or 6% up to $12,500 for public protectors, educators and healthcare workers. See Georgia Dream.

Peach programs

Peach Advantage, Peach Plus and Peach Select for VA borrowers broaden what Georgia Dream covers. Start with Peach Advantage.

FHA county limits

$541,287 across most of Georgia; $718,750 in Fulton, DeKalb, Cobb and Gwinnett. See FHA loans.

DSCR and investor loans

Georgia rent-to-price ratios remain some of the most workable in the Southeast. See DSCR loans.

Self-employed financing

Bank statement and 1099 programs for borrowers whose returns understate what they actually earn. See the program.

Buying in Georgia?

Send me the address and I will tell you whether it is USDA-eligible and which assistance program stacks best. Call (303) 557-3846 or start online.

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Common questions about Georgia mortgages

Is my Georgia property USDA-eligible?

Possibly — much of the state outside the Atlanta and Savannah metros meets USDA’s rural definition. Eligibility is determined by exact address, not by town or county, so two homes a few miles apart can differ. USDA offers 100% financing with no down payment, subject to household income limits. Send me an address and I will check it.

How much down payment assistance can I get in Georgia?

Georgia Dream provides 5% of the purchase price up to $10,000 toward down payment and closing costs, rising to 6% or up to $12,500 for public protectors, educators and healthcare workers. The Peach programs — Peach Advantage, Peach Plus and Peach Select for VA borrowers — extend what is available. Because Georgia price points are lower than most states I lend in, that assistance covers a larger share of what you actually need.

What is the FHA loan limit in Georgia for 2026?

$541,287 across most of the state. The Atlanta metro counties — Fulton, DeKalb, Cobb and Gwinnett — are higher at $718,750. The conforming limit for conventional financing is $832,750 statewide.

Can I use Georgia Dream and a VA loan together?

Peach Select is the Georgia program built specifically for VA borrowers, so yes — VA entitlement and state assistance can work together. Which combination produces the best outcome depends on your entitlement, the purchase price and whether you are exempt from the VA funding fee. I run the comparison rather than assuming.

Mortgage Lender Licensed in Georgia