FHA Loans in Georgia: 3.5% Down, Real Help Available

From Marietta to Atlanta to Savannah, Georgia first-time buyers have some of the strongest down payment assistance in the country. Here's how FHA loans and Georgia Dream work together — and what you actually need to buy.

Free Georgia Consultation

FHA Loan Limits in Georgia (2026)

For 2026, the FHA floor for a single-family home is $541,287 — and most Georgia counties sit right at that floor, which covers the vast majority of homes first-time buyers actually shop for. Higher-cost metro Atlanta counties (parts of Fulton, Cobb, DeKalb, and Gwinnett) carry limits above the floor, up to the national ceiling of $1,249,125. In plain terms: unless you're buying a luxury property, the FHA limit won't be what stops you.

With 3.5% down, a $350,000 Cobb County home needs just $12,250 at closing for the down payment — and as you'll see below, assistance programs can cover much of the rest.

Down Payment Assistance in Georgia

Georgia Dream — run by the Georgia Department of Community Affairs — is the state's flagship program and one of the best in the Southeast:

Standard assistance: up to $10,000 (5% of the purchase price, whichever is less) as a 0%-interest, no-monthly-payment second mortgage. You repay it only when you sell, refinance, or stop living in the home.
PEN & Choice tiers: teachers, nurses, first responders, active military, and households with a disabled member can receive up to $12,500.
What it takes: generally a 640 credit score, income within program limits, at least $1,000 of your own funds, and a HUD-approved homebuyer education course. You apply through an approved lender.

Cobb County buyers may also qualify for the Cobb County My Home grant — up to 2% of the loan amount that never has to be repaid. Programs layer: the right lender checks every program you qualify for, not just the first one.

Program terms change — I'll verify yours

Income limits, price caps, and funding availability move regularly. When we talk, I'll check the current Georgia Dream terms for your county and household size — free.

Areas I Serve in Georgia

I'm based in Marietta and work with buyers across the state — 100% remotely. Popular areas for my Georgia buyers include Marietta, Kennesaw, Acworth, Smyrna, Austell, and Powder Springs in Cobb County; Atlanta, Decatur, and Sandy Springs in the metro; plus Macon, Columbus, Augusta, and Savannah. FHA loans work the same statewide — the main differences are county loan limits and local assistance programs.

Georgia Homebuyer FAQs

What credit score do I need for an FHA loan in Georgia?

580+ unlocks 3.5% down statewide. Georgia Dream assistance generally wants a 640 middle score. Below 580? Let's talk about a plan — many buyers get there faster than they expect.

Is Georgia Dream a grant or a loan?

It's a 0%-interest deferred second mortgage — no monthly payments, repaid only when you sell, refinance, or move out. The Cobb County My Home program, by contrast, is a true grant you never repay.

Can I use Georgia Dream with an FHA loan?

Yes — that's the most common pairing. The FHA loan covers the purchase at 3.5% down, and Georgia Dream covers much of the cash needed at closing.

Buying in this state? Let's talk.

Free consultation, straight answers about what you qualify for. Call or text (646) 977-1860 or send me a message.

Local guides: FHA loans in Marietta · down payment assistance in Atlanta · ARM reset help in Marietta.

New to buying? Start at the First-Time Buyer Hub. Compare loan programs.