Georgia Dream Homeownership Program
Georgia Dream Homeownership Program is a down payment assistance program from Georgia Department of Community Affairs (DCA). It serves buyers in Statewide, Georgia and offers up to $10,000 (Standard) or up to $12,500 (PEN/Choice). I'm David Stallings with NorthStar Mortgage Advisors, and my team (The Stallings Team) helps buyers apply for Georgia Dream as an approved participating lender.
Last updated October 15, 2026. Program details checked against official sources on October 15, 2026.
Georgia Dream quick facts
| Program | Georgia Dream Homeownership Program |
|---|---|
| Administrator | Georgia Department of Community Affairs (DCA) |
| Area served | Statewide, Georgia |
| Assistance | Deferred 0% second mortgage, no monthly payments. Standard: lesser of 5% of price or $10,000. PEN (protectors, educators, nurses/health care, active military) and Choice (household member with disability): lesser of 6% or $12,500. Effective July 8, 2026. Related DCA products Peach Plus (3.5%/$10,000 or 4%/$12,500) and Peach Advantage (up to 5% of first mortgage) offer DPA for first-time and repeat buyers. |
| First mortgage types | 30-year fixed FHA, VA, USDA-RD or conventional through a Georgia Dream participating lender |
| Status | Open (checked October 15, 2026) |
| NorthStar lender status | Listed on the official lender list (Canopy Mortgage, LLC) |
| Official page | https://dca.georgia.gov/affordable-housing/home-ownership/georgia-dream-mortgage-products/georgia-dream |
Who is eligible for Georgia Dream?
These are the main requirements published by the administrator. Limits change, often every year, so we confirm the current numbers on your file.
- First-time homebuyer (no ownership interest in a primary residence in the past 3 years), or buying in certain targeted areas
- Household income at or under the county limit. Atlanta metro: $137,555 (1–2 persons) / $158,188 (3+); Athens MSA: $118,152 / $135,875; all other counties: $101,700 / $116,955
- Purchase price at or under $625,000 (Atlanta metro), $525,000 (Athens MSA), $475,000 (all other counties)
- Liquid assets after closing no more than $20,000 or 20% of the sales price (whichever is greater)
- Borrower contribution of at least $1,000 (per DCA brochure/matrix)
- Meet participating-lender credit requirements; homebuyer education required
How to apply for Georgia Dream
- Talk with me. Call 678-561-2504 or start an application, and tell me the city or county you want to buy in, your household size, and your household income.
- Get preapproved for an eligible first mortgage. Program requirement: 30-year fixed FHA, VA, USDA-RD or conventional through a Georgia Dream participating lender. I check your numbers against the program's current official income and price limits.
- Complete any required homebuyer education and gather your income, asset, and household documents.
- Find a home that fits the program's area and price limits and go under contract.
- I reserve or submit the Georgia Dream assistance with your loan file.
- The administrator approves the assistance, the loan is underwritten, and the assistance is applied at closing.
Frequently asked questions
How much down payment help can I get from Georgia Dream?
Standard: the lesser of 5% of the purchase price or $10,000. PEN (protectors, educators, nurses/health care workers, active military) and Choice (a household member with a disability): the lesser of 6% or $12,500. Paid as a deferred second mortgage with no monthly payments.
Do I have to be a first-time homebuyer to use Georgia Dream?
Yes for Georgia Dream Standard, unless you buy in a DCA targeted area. DCA treats you as first-time if you haven't had an ownership interest in a primary residence in the last three years. Repeat buyers can look at DCA's Peach Plus and Peach Advantage options.
Do I have to pay back Georgia Dream?
It is a deferred second mortgage with no monthly payment, repaid when you sell, refinance, or stop living in the home. We walk through the exact payoff terms in your loan documents.
What kind of mortgage can I use with Georgia Dream?
30-year fixed FHA, VA, USDA-RD or conventional through a Georgia Dream participating lender.
Where can I use Georgia Dream?
Statewide, Georgia. Confirm the exact property address with the administrator or with us before you go under contract.
Is NorthStar Mortgage Advisors an approved lender for Georgia Dream?
Yes. Canopy Mortgage, LLC (NorthStar Mortgage Advisors' parent company, NMLS #1359687) appears on the program's official participating-lender list, checked October 15, 2026. That means I can take your Georgia Dream application from preapproval through closing.
Can I use Georgia Dream if I'm a teacher, nurse, or first responder?
Yes. DCA's PEN tier (protectors, educators, nurses/health care, and active military) raises the assistance to the lesser of 6% of the price or $12,500.
What if I've owned a home before?
Georgia Dream Standard is for first-time buyers or buyers in targeted areas. DCA's Peach Plus and Peach Advantage products are open to first-time and repeat buyers and carry higher income and price limits; we can compare them for you.
Related down payment assistance in Georgia
- Fulton County HOP (up to $25,000)
- Invest Atlanta (up to $20,000 (ATL HomeNOW), with targeted incentives up to $30,000)
- Cobb County My Home DPA (a grant of up to 2% of the loan amount (plus $10,000–$15,000 for eligible county/city employees))
- Gwinnett Homestretch (up to $10,000)
- Savannah DreamMaker (up to $30,000 (up to $50,000 on City-partnered housing))
- Augusta Homeownership Assistance ( $5,000 per web page / up to $10,000 per Program Manual)
- Sweet Home Columbus (up to $49,999)
- All Georgia down payment assistance programs
- Down payment assistance by state
Sources
- DCA – Georgia Dream
- DCA – Georgia Dream Mortgage Products (Peach Plus, Peach Advantage)
- DCA – Participating Lender List
Last updated October 15, 2026. Program terms are set by Georgia Department of Community Affairs (DCA) and can change without notice.
NorthStar Mortgage Advisors is a division of Canopy Mortgage, LLC. NMLS #1359687. 6588 Church Street, Douglasville, GA 30134. David Stallings, NMLS #157508. Equal Housing Opportunity. Down payment assistance programs are run by the government agencies and authorities named on this page, which set and can change their terms, limits, and funding at any time. Program details on this page were checked against official sources on the date shown and are not a commitment to lend. All loans are subject to credit, income, property, and program approval. Verify licensing at nmlsconsumeraccess.org.