2026 loan limits in Georgia
Conforming (Fannie / Freddie)
$806,500 (baseline, all Georgia counties)
FHA loan limit
$524,225 (baseline counties)
up to $558,900 (metro Atlanta high-cost counties) in high-cost counties
What homes actually cost
Median home price: ≈ $355,000 statewide
Roughly 35% of Georgia households can afford the state median home. Atlanta's price spread is wide, so the same income qualifies very differently inside the perimeter versus in outlying counties.
Property taxes & insurance
Average effective property tax rate: ≈ 0.89% of assessed value
Georgia's standard homestead exemption reduces taxable value on your primary residence, and many counties add larger local exemptions — Fulton, DeKalb, and Cobb each have their own. You must apply; it is not automatic when you buy.
Average homeowners insurance: ≈ $2,300/year for a $400K home
Hail and wind drive most Georgia claims. Insurers increasingly write roof coverage on an actual-cash-value basis for older roofs, which leaves you paying the depreciation on a replacement — check that endorsement before you bind.
Down-payment assistance in Georgia
Georgia Dream Homeownership Program
Who: First-time buyers (or anyone buying in a targeted area) under income and purchase-price limits
What: $10,000 standard down-payment assistance as a 0% deferred second, repaid on sale or refinance.
Georgia Dream PEN / CHOICE
Who: Protectors, educators, nurses, active military, and households including a person with a disability
What: $12,500 in deferred down-payment assistance instead of the standard $10,000.
Invest Atlanta Vine City / Down Payment Assistance
Who: Buyers purchasing inside the City of Atlanta under program income caps
What: Up to $20,000 in forgivable assistance, layered on top of a Georgia Dream or standard first mortgage.
Is buying in Georgia right for you?
Closing customs in Georgia
Georgia is an attorney-closing state: a licensed Georgia attorney must conduct the closing. Buyers typically pay their own closing costs and the attorney fee; the seller commonly pays the transfer tax.
Frequently asked questions
Do I need an attorney to buy a home in Georgia?
Yes. Georgia requires a licensed attorney to conduct the closing. The buyer usually chooses the closing attorney and pays the fee, which typically runs $600–$1,200.
How much is Georgia Dream assistance?
$10,000 for standard borrowers and $12,500 under the PEN and CHOICE categories, structured as a 0% deferred second mortgage with nothing due monthly until you sell or refinance.
What credit score do I need in Georgia?
580+ for FHA with 3.5% down, 620+ for conventional. Georgia Dream requires 640+ and completion of a homebuyer education course.
Loan programs in Georgia
Related tools & guides
- The Complete First-Time Homebuyer's Readiness Guide
- How down payment assistance actually works
- FHA vs Conventional: Real cost comparison
- How much home you can actually afford
- All state homebuying guides
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