First-Time Home Buyer Guide for Georgia (2026): Programs, Loans & Step-by-Step Process
Quick answer: Georgia first-time homebuyers can access down payment assistance up to $10,000 through the Georgia Dream program, qualify for FHA loans with just 3.5% down, and take advantage of the state’s relatively low property tax rate (0.87% average). The median home price in metro Atlanta is approximately $380,000, meaning a first-time buyer with moderate income can realistically enter the market with $15,000–$25,000 saved.
As a first-time home buyer Georgia has incredible opportunities waiting for you. Buying your first home in Georgia is one of the smartest financial moves you can make — but only if you do it right. At Integrity Home Lending, headquartered right here in Cumming, GA, we’ve guided hundreds of Georgia first-time buyers from “I’m not sure I can afford this” to keys in hand. This guide covers everything you need to know.
Step 1: Know What You Can Afford
Before you fall in love with a house on Zillow, get clear on your numbers. Here’s a snapshot of what Georgia homeownership costs look like in 2026:
| Metro Area | Median Home Price | 3.5% Down (FHA) | Est. Monthly Payment* |
|---|---|---|---|
| Atlanta Metro | $380,000 | $13,300 | $2,650 |
| Cumming / Forsyth County | $450,000 | $15,750 | $3,100 |
| Gwinnett County | $370,000 | $12,950 | $2,580 |
| Cobb County | $395,000 | $13,825 | $2,750 |
| Savannah | $310,000 | $10,850 | $2,160 |
| Augusta | $240,000 | $8,400 | $1,670 |
*Includes principal, interest, taxes, insurance, and MIP. Based on 6.5% rate. See our full affordability guide.
Step 2: First-Time Home Buyer Georgia Loan Options
As a Georgia first-time buyer, you have more loan options than you probably realize:
FHA Loans — The First-Time Buyer Favorite
FHA loans are the most popular choice for Georgia first-time buyers. With just 3.5% down and credit scores as low as 580, they’re designed to get you into a home while you’re still building wealth. Compare FHA to conventional here.
Conventional Loans with 3% Down
If your credit score is 680+, a conventional loan with 3% down can actually cost less over time because PMI drops off once you build 20% equity.
VA Loans — Georgia’s Military Families
Georgia is home to Fort Eisenhower (formerly Fort Gordon), Moody Air Force Base, Fort Stewart, Kings Bay Naval Submarine Base, and Robins Air Force Base. If you or your spouse served, a VA loan offers 0% down and no mortgage insurance — often the best deal available. Every first-time home buyer Georgia has access to these programs.
USDA Loans — For Rural Georgia
Many areas outside metro Atlanta qualify for USDA loans, which offer 0% down payment. If you’re looking in areas like North Georgia, the Piedmont region, or South Georgia, this could be your ticket to homeownership with nothing down.
Step 3: Explore Georgia Down Payment Assistance Programs
| Program | Assistance Amount | Key Requirement |
|---|---|---|
| Georgia Dream | Up to ,000 | Income limits, first-time buyer |
| Invest Atlanta | Up to ,000 | Atlanta city limits, income limits |
| HomeReady | 3% down conventional | 80% AMI income limit |
| Home Possible | 3% down conventional | 80% AMI income limit |
Georgia offers several programs specifically for first-time buyers that can significantly reduce your upfront costs:
Georgia Dream Homeownership Program
Administered by the Georgia Department of Community Affairs (DCA), the Georgia Dream program offers:
- Down payment assistance: Up to $10,000 in a zero-interest, deferred second loan
- Additional assistance: Up to $12,500 for public protectors (police, firefighters, teachers, healthcare workers, military)
- Income limits: Generally $80,000–$100,000 depending on household size and county
- Purchase price limits: Vary by county ($350,000–$450,000 in most areas)
Invest Atlanta Down Payment Assistance
For buyers purchasing within the City of Atlanta, Invest Atlanta offers up to $20,000 in down payment and closing cost assistance for eligible buyers.
HomeReady and Home Possible Programs
As a first-time home buyer Georgia residents should know that fannie Mae’s HomeReady and Freddie Mac’s Home Possible programs offer 3% down conventional loans with reduced mortgage insurance for buyers earning less than 80% of the area median income.
We Know Georgia Programs Inside and Out
Down payment assistance programs have specific requirements and deadlines. As a Georgia-based lender, Integrity Home Lending works with these programs daily. We’ll tell you exactly which programs you qualify for and help you stack benefits to minimize your out-of-pocket costs.
Step 4: Get Pre-Qualified (Before You Start Shopping)
This is the step most first-time buyers skip — and it’s the one that matters most. Getting pre-qualified does three critical things:
- Sets your real budget. Not what the internet says, but what an actual lender says after reviewing your income, credit, and debts.
- Makes your offers competitive. In Georgia’s competitive market, sellers won’t take your offer seriously without a pre-qualification letter.
- Identifies issues early. If something on your credit report needs fixing, better to know now than the week before closing.
At Integrity Home Lending, pre-qualification is free, takes about 15 minutes, and won’t affect your credit score.
Step 5: The Georgia Home Buying Timeline
Here’s a realistic timeline for first-time buyers in Georgia:
| Phase | Timeline | What Happens |
|---|---|---|
| Pre-Qualification | Day 1 | Get your budget and rate estimate |
| House Hunting | 1–8 weeks | Tour homes within your budget |
| Offer & Contract | 1–3 days | Submit offer, negotiate, sign contract |
| Due Diligence | 2–3 weeks | Inspection, appraisal, title search |
| Loan Processing | 2–3 weeks | Underwriting, conditions, final approval |
| Closing | 1 day | Sign documents, get your keys |
Total: approximately 30–60 days from offer to closing.
First-Time Home Buyer Georgia Tips You Need to Know
Property Taxes Vary Wildly by County
Georgia’s homestead exemption can save you $2,000–$4,000 per year on property taxes if the home is your primary residence. File for it with your county tax assessor’s office after closing — don’t forget, because it’s not automatic. This is critical knowledge for any first-time home buyer Georgia market participants.
Georgia is a “Buyer Beware” State
Georgia law does not require sellers to disclose all property defects. This makes a thorough home inspection non-negotiable. Budget $400–$600 for a quality inspection.
Closing Costs in Georgia
Georgia closing costs average 2.5–4% of the purchase price. Georgia does not have a mortgage tax, but you will pay transfer taxes (typically $1 per $1,000 of the sale price) and recording fees. Being a smart first-time home buyer Georgia means understanding these local factors.
First-Time Home Buyer Georgia FAQ
What credit score do I need to buy a house in Georgia?
For an FHA loan, you need a minimum 580 score for the 3.5% down payment option. For conventional loans, 620 is the minimum but 680+ gets you the best rates. VA loans have no official minimum, though most lenders want 620+. Check your credit score readiness.
How much do I need saved to buy my first home in Georgia?
With down payment assistance, you could need as little as $5,000–$10,000 for a $300,000 home (to cover your portion of closing costs and reserves). Without assistance, plan for $15,000–$25,000 for down payment and closing costs combined.
What is the Georgia Dream program income limit?
Income limits vary by county and household size. For a family of 1–2 in the Atlanta metro area, the limit is approximately $80,000–$86,000 annually. For 3+ person households, limits are higher. We check your eligibility as part of our free pre-qualification process.
Do I need a real estate agent to buy a home in Georgia?
You don’t legally need one, but you absolutely should use one — especially as a first-time buyer. In Georgia, the seller typically pays both the listing agent and buyer’s agent commissions, so your agent’s expertise costs you nothing directly.
How long does it take to close on a house in Georgia?
The average closing timeline is 30–45 days from accepted offer to keys in hand. Cash purchases can close in as few as 7–14 days. FHA and VA loans sometimes take 40–50 days due to additional appraisal requirements.
Your First Home Starts Here
We’ve helped hundreds of Georgia first-time buyers go from unsure to homeowner. Let’s find out what you qualify for — including any down payment assistance programs you’re eligible for.
Integrity Home Lending | 7185 Colfax Ave, Suite 100, Cumming, GA 30040 | 877-445-3631
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