Sharla Carlisle

• For buyers who haven't owned and lived in a home in the last 3 years.
• Works with FHA, VA, USDA and conventional loans. 640 minimum credit score.
• Repaid when you sell or refinance. Income and price limits apply by county and household size.
• Requires an online homebuyer education course (about $50).

Source: Georgia DCA program matrix, effective July 8, 2026

• Same structure as Georgia Dream with a bigger amount for protectors, educators and nurses (PEN) and households with a member with a disability (CHOICE).
• 0% deferred second mortgage, repaid at sale or refinance.

Source: Georgia DCA program matrix, effective July 8, 2026

• One of the few state programs open to people who already own or have owned a home.
• PEN and CHOICE buyers can get the lesser of 4% or $12,500.
• 30-year fixed, primary residence only, 640 minimum credit score.

Source: Georgia DCA Peach Plus matrix, effective July 8, 2026

• Georgia's program with the highest income ceiling: household income up to 150% of area median.
• A strong fit for move-up buyers in the $400K+ range who are over the Georgia Dream limits.
• Deferred second lien over 30 years. 640 minimum credit score.

Source: Georgia DCA Peach Advantage program flyer

• Up to $30,000 for legacy residents and public sector employees, up to $20,000 for other qualified buyers.
• Home must be in the Beltline Tax Allocation District on the south and west sides. Loans up to $400,000.
• Household income up to 140% of area median. 620 minimum credit score and at least $1,500 of your own money.
• Can cover down payment, closing costs or a permanent rate buydown. Requires an 8-hour HUD-approved class.

Source: Atlanta Beltline / Invest Atlanta announcement, July 2026

• For homes anywhere within Atlanta city limits.
• Household income up to 120% of area median. 620 minimum credit score and $1,500 of your own money at closing.
• 30-year fixed FHA, VA or conventional loan. Covers down payment, closing costs or a permanent rate buydown.
• Fully forgiven if you live in the home for 5 years.

Source: Invest Atlanta program listing, reviewed April 2026

• For current Housing Choice Voucher participants buying a single-family home in Atlanta priced at $375,000 or less.
• Includes homebuyer education and one year of support after closing.

Source: Atlanta Housing announcement, May 12, 2026

• For buyers who haven't owned a home in the last 3 years.
• Household income limits from $66,000 (1 person) to $124,450 (8 people), effective May 2026.
• Price caps of $347,000 for existing homes and $367,000 for new construction.
• HUD-approved housing counseling required before you receive the funds.

Source: Fulton County 2026 HOP program overview

• A true grant: it is not repayable under any circumstances.
• Household income up to about $159,880 on FHA, VA and Freddie Mac loans, so many $400K+ buyers qualify.
• Extra $10,000 for Cobb County government employees and $10,000–$15,000 for City of Marietta employees.
• 660 minimum credit score on FHA, 640 on VA and Freddie Mac.

Source: eHousingPlus Cobb County program guide, rev. August 2025

• 0% loan that is fully forgiven after 5 years if the home stays your primary residence.
• Household income at or below 80% of area median. Price caps of $371,000 (existing) and $425,000 (new construction).
• 580 minimum credit score, household assets up to $25,000, 8-hour pre-purchase class.

Source: Gwinnett County 2026 HomeStretch overview

• Up to $7,500 for eligible buyers, and up to $10,000 for veterans and spouses, county employees, law enforcement, first responders, healthcare workers and educators.
• Interest-free soft second loan, forgiven after 5 or 10 years depending on the amount.
• For buyers who haven't owned a home in 3 years, with household income at or below 80% of area median. Purchase price up to $270,000.
• $1,000 of your own money, an 8-hour homebuyer class, and a county-approved lender.

Source: Clayton County HUD Programs, 2026 income limits effective June 1, 2026

• Separate from WE DeKalb. A 0% deferred loan for 5 years, with the balance forgiven after year 6.
• Household income at or below 80% of area median and household assets up to $10,000.
• Full $8,000 with a 620+ credit score. Below 620 starts at $5,000, with a $3,000 bonus if your score improves.
• Low price cap, so it fits condos and starter homes. Ask me to confirm current funding before you apply.

Source: DeKalb County First-Time Homebuyer Program overview

• Georgia Dream PEN: up to $12,500 statewide for protectors, educators and nurses.
• Beltline program: up to $30,000 for public sector employees in the Beltline area.
• Clayton County: up to $10,000 for educators, healthcare workers, law enforcement, first responders and veterans.
• Cobb County: an extra $10,000 for county employees and $10,000–$15,000 for City of Marietta employees, on top of the 1–2% grant.

• No down payment and no loan limit for buyers with full entitlement, which makes it the strongest option for $400K+ military buyers.
• A one-time funding fee of about 1.25%–3.30% replaces monthly mortgage insurance. Many disabled veterans are exempt from the fee.
• Can be paired with Georgia Dream or Peach Plus to cover closing costs.

• No down payment on homes in USDA-eligible areas. Parts of outer Metro Atlanta still qualify, so check the address on the USDA map before ruling it out.
• Household income limits are set by county and household size.

• 3.5% down with a 580+ credit score. Most Georgia assistance programs above can cover that 3.5%.
• Mortgage insurance is required, so compare it with conventional options if your credit is strong.

• Fannie Mae's HomeReady and Freddie Mac's Home Possible need only 3% down, which can come from savings, gifts or grants.
• Household income at or below 80% of area median. HomeReady needs a 620 credit score; Home Possible needs 660 for most homes.
• Lower mortgage insurance than a standard conventional loan. First-time buyers take a homebuyer education course.

Source: Bankrate, HomeReady program guide