Home Buyer Down Payment Grants for Single Mothers in Georgia

Last updated: September 2025

This guide gives you the exact steps, timelines, dollar amounts, and contacts to lower your cash-to-close in Georgia. You’ll see where grants exist right now, how to stack help safely, and what to do when funds run out. Use the links in each paragraph to jump straight to official pages, counselors, and numbers.

Quick note on language and access: If you need a translator or disability access, ask the agency up front. Many state and federal offices provide free language help and TTY. You can request a HUD housing counselor in your language via the toll-free line at 1-800-569-4287, or by using the counselor search tools linked below.

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If You Only Do 3 Things — Emergency Actions to Take

• Call a HUD-approved housing counselor this week and book a pre-purchase session to map your loan and down payment options fast. Use the free counselor finder at [CFPB Housing Counselor Tool], the [HUD Housing Counseling search], or DCA’s [Approved Housing Counseling Agencies] list to schedule now.
• Get prequalified with a participating lender for Georgia Dream or Invest Atlanta, then ask about stacking a second local grant. Start at DCA’s [Participating Lender List], then compare a city option like [Invest Atlanta Homebuyer Programs] or a county program such as [Gwinnett Homestretch] to see which stack is allowed.
• Lock your timeline and homes list. Verify program funds are open the day you plan to go under contract. Check DCA’s [Georgia Dream and Peach Advantage] updates, confirm inventory in [HUD Home Store] if you’re open to REO, and call 2-1-1 via the [United Ways of Georgia directory] to find local nonprofits offering quick-turn document help.

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Quick Help Box — Keep These Five Contacts Handy

• Georgia Dream and Peach Advantage loans: DCA Office of Homeownership 1-800-359-4663; see [Georgia Dream Mortgage Products] and the new [Peach Advantage Loan Program] pages for income caps and sales price limits.
• Metro Atlanta buyers inside city limits: [Invest Atlanta Homebuyer Programs]; check program calendars, Q&A sessions, and lender lists on the same page.
• VA-eligible single moms: [VA Home Loans overview], eligibility and COE at [VA COE & Eligibility], and Georgia veterans support via the [Georgia Department of Veterans Service].
• Rural zero-down options: [USDA 502 Direct in Georgia] for low-income borrowers, [USDA 502 Guaranteed] for moderate-income borrowers, and Georgia RD home loans contact 706-552-2541 on [USDA Georgia Contacts].
• Fair housing or scams: File with the [Georgia Commission on Equal Opportunity], call the Attorney General’s Consumer Protection at 1-800-869-1123 at [GA Consumer Protection], and get general homeowner protections at [HUD Georgia state page].

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How Georgia’s Biggest Down Payment Programs Work (2025 snapshot)

The most common Georgia path is a state first mortgage from Georgia Dream or Peach Advantage, then a local grant layered on top. Use this high-level comparison to pick your lane, then drop into the city/county sections for local details. Always confirm availability prior to contract.

Each program has its own lender list, credit rules, and inspection steps. Use a HUD-certified counselor to build your exact stack and timeline. You can search counselors at [CFPB Housing Counselor Tool], browse the [HUD Counseling Page], or pick from [DCA’s Approved Housing Counseling Agencies] if using Georgia Dream. (consumerfinance.gov)

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Georgia Dream and Peach Advantage — What Single Moms Need to Know First

Georgia’s state options are the backbone for many households. In 2025, you can choose traditional Georgia Dream or the new Peach Advantage path with expanded limits. Read this before you call a lender.

• Eligibility basics and amounts: Georgia Dream’s down payment loan options list 5% up to $10,000standard,and6$12,500 for Protectors/Educators/Nurses and CHOICE. Peach Advantage adds 2%–5% DPA options and a zero-down route with a reduced first-mortgage rate, higher sales price limits by region, and income up to 150% AMI. See full details at [Georgia Dream Loan Program], the [Georgia Dream Mortgage Products] hub, and the [Peach Advantage Loan Program] page for county price caps and the AMI lookup tools. (dca.ga.gov)
• How to apply fast: Pick a participating lender from DCA’s list and ask for the pathway that fits your income and purchase price. Start at [Find a Participating Lender], check current [Georgia Dream Mortgage Products] tabs, and, if needed, call DCA Homeownership at 1-800-359-4663 on the [Homebuyers page]. (dca.georgia.gov)
• Timelines: State compliance can add 10–15 business days after lender underwriting. Keep your contract’s finance and appraisal deadlines realistic. Ask your lender to sequence your home inspection and DPA docs together. Use [CFPB Closing Disclosure Explainer] to prep for the three-business-day review period, and refer to [HUD Georgia page] for basic homeowner guidance and contacts. (consumerfinance.gov)
• Real costs at closing: You still cover prepaid taxes and insurance, and you may need 0–3% minimum borrower investment depending on your DPA option. Confirm required minimums and the 97% first-mortgage LTV and 105% combined LTV limits shown in the state’s Peach Advantage materials. Verify PMI rules and AMI-based MI reductions with your lender using [Peach Advantage Loan Program] and DCA’s [Mortgage Products overview]. (dca.georgia.gov)

What to do if this doesn’t work — Plan B
If your income or sales price misses Georgia Dream or Peach Advantage, combine a conventional 3% down program like [Fannie Mae HomeReady] or [Freddie Mac Home Possible] with a city/county DPA. Ask your lender to run both AUS findings. Use a HUD counselor to confirm the stack is allowed in writing via [CFPB Housing Counselor Tool] and [HUD Counseling Page], and consider USDA or VA if eligible. (singlefamily.fanniemae.com)

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Metro Atlanta Programs You Can Stack With State Help

Below are programs that can often sit on top of, or next to, Georgia Dream/Peach Advantage. Always ask your lender and the program whether “subordinate financing” is allowed with your first mortgage.

Invest Atlanta — inside City of Atlanta limits

• Snapshot: Multiple forgivable incentives, many at $20,000, each with rules on location, income, and education classes. Use the city limits check and events calendar to get into a Q&A session. Start at [Invest Atlanta Homebuyer Programs], verify your address eligibility in the site’s map tool, and review FAQs at [Invest Atlanta FAQs]. (investatlanta.com)
• Examples: ATL HomeNow offers up to $20,000acrossdownpayment,closingcosts,andratebuydown;PerryBoltonTADoffers$10,000 or $20,000dependingonAMIandaffordability;VineCityRenaissanceprovides$20,000 for in-boundary purchases with a 5-year occupancy requirement. Details and current income tables are posted at [Invest Atlanta Homebuyer Programs]. (investatlanta.com)
• Steps and timing: Attend the mandatory Q&A (about 90 minutes), complete homebuyer education with a listed educator (RRC or similar), then work only with participating lenders and closing attorneys. Expect 2–4 weeks from file submission to final approval. Use [Invest Atlanta Get Started page] for events, [Invest Atlanta Educators] for classes, and program pages linked above for program fees and max asset rules. (investatlanta.com)

What to do if this doesn’t work — Plan B
If the city fund you want is paused, look at [Fulton County HOP] if your target is outside Atlanta city limits, or county options like [Gwinnett Homestretch] and [Clayton DPA]. You can also keep your file live with state Peach Advantage while you wait for city funds to refresh. (fultoncountyga.gov)

Fulton County (outside City of Atlanta)

• Snapshot: The Fulton Homeownership Program (HOP) offers up to 7.5% of the sales price, capped at $22,500, as a 0% deferred second. Income and purchase price caps apply and counseling is required. Read the policy page at [Fulton HOP] and the county’s news post confirming 2025 limits at [Fulton Homeownership Month news], then use the county contact links. (fultoncountyga.gov)
• Practical notes: Forgiveness occurs over the affordability period and can differ by loan size; confirm your term and recapture details with HOP. Your lender must be on the HOP participating list posted on [Fulton HOP], and you must buy outside the City of Atlanta. (fultoncountyga.gov)

What to do if this doesn’t work — Plan B
Try the [Cobb County My Home DPA] if you’re shifting your search west, or return to a state-first loan with [Peach Advantage] plus seller credits. A HUD counselor can help you choose a new search area using the [HUD Georgia portal] and local maps. (cobbcounty.org)

Cobb County (My Home DPA)

• Snapshot: The Housing Authority of Cobb County backs a first mortgage with down payment assistance; a separate $10,000 employee grant exists for eligible full-time Cobb County government staff. Review the county page at [Cobb Mortgage Program] and see the program-specific site for lender lists at [GeorgiaBuyerDPA Cobb]. (cobbcounty.org)

What to do if this doesn’t work — Plan B
If Cobb’s lender list or pricing doesn’t fit, go back to [Georgia Dream Mortgage Products] with an approved DCA lender and consider county neighbors like [Gwinnett Homestretch]. A counselor can help compare APRs via the [CFPB Housing Counselor Tool]. (dca.ga.gov)

Gwinnett County — Homestretch

• Snapshot: Five-year 0% deferred loan up to $10,000forfirst-timebuyersunder80$349,000 existing and $410,000 new construction, with DTI and credit score minimums. See the official page at [Gwinnett Homestretch Down Payment Assistance] and county story update at [Gwinnett news story], and confirm current limits by email or phone on the page. (gwinnettcounty.com)

What to do if this doesn’t work — Plan B
If you’re just over income or price, look at [Invest Atlanta programs] if you can buy inside the city, or state [Peach Advantage] with its higher income and price caps. Use [HUD Counseling] for budget coaching so you can re-apply when the next funding round opens. (investatlanta.com)

Clayton County — DPA

• Snapshot: First-time buyer DPA up to $10,000,with$15,000 tiers for veterans/spouses, county employees, and specific worker groups; 5–10-year forgivable soft second; max purchase price $270,000. Read the county’s program page at [Clayton DPA] and dial the listed office number for monthly class and lender schedules. (hud.claytoncountyga.gov)

What to do if this doesn’t work — Plan B
Shift to [Fulton HOP] if you shop west or [Gwinnett Homestretch] to the northeast, or pair [HomeReady] with a smaller seller credit. Pre-counsel with [CFPB counselor finder] to tighten your ratios before reapplying. (fultoncountyga.gov)

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Coastal and Other Georgia City Programs

Savannah — DreamMaker

• Snapshot: The city lists a “typical” 0% deferred loan up to $7,500,andaseparatescheduleshowsupto$30,000 at 2% for most homes and up to $50,000 at 2% for city-partner developments. You must purchase inside city limits and pass inspections. Review both DreamMaker pages and then call or email the program to confirm today’s tier you qualify for. Start at [Savannah DreamMaker page A], the [DreamMaker page B], and the city’s contact in the program footer. (savannahga.gov)

What to do if this doesn’t work — Plan B
If funds are tight, use [USDA Direct in Georgia] for zero down in eligible areas near Savannah, or leverage [Georgia Dream Mortgage Products]. A HUD counselor can help you check rural eligibility and budget at [HUD Counseling]. (rd.usda.gov)

Augusta-Richmond County — Homeownership Assistance Program

• Snapshot: The city posts down payment or closing help “not to exceed $5,000,” typically as a deferred low- or zero-interest loan. Read the [Augusta Home Ownership page] and call HCD to confirm current availability and whether funds are forgivable at five years. (augustaga.gov)

What to do if this doesn’t work — Plan B
Check [USDA Georgia contacts] for 502 Direct near Augusta, consider [Peach Advantage] with its higher caps, and talk to a [HUD-approved counselor] about lender credits to bridge a small gap. (rd.usda.gov)

Columbus (Muscogee County) — Sweet Home Columbus

• Snapshot: Up to $30,000 in a 0% deferred loan applied to down payment; 8-hour HUD counseling required with local partners. Read the city’s [Sweet Home Columbus page], then confirm lender list and timelines with the Community Reinvestment department. (columbusga.gov)

What to do if this doesn’t work — Plan B
NeighborWorks Columbus also operates DPA linked to FHLBank products; check [NeighborWorks Columbus DPA], then consider [Georgia Dream] with a participating lender to widen options. Use [CFPB counselor tool] if you need help comparing offers. (nwcolumbus.org)

Athens-Clarke County — Partners and classes

• Snapshot: Athens Land Trust is HUD-approved for counseling and homebuyer education; ACCGov funds DPA through partners and banks in cycles. See [Athens Land Trust Housing Counseling], ACC’s [HOME Program overview] for DPA in construction projects, and the local [Affordable Housing page] noting awards to support Down Payment Assistance. Expect RFP cycles; call early. (athenslandtrust.org)

What to do if this doesn’t work — Plan B
Use [Peach Advantage] if you’re over standard Georgia Dream caps, or try [USDA 502 Guaranteed] if buying in a nearby eligible area. A HUD counselor can help match you to lenders that accept layered assistance at [HUD Counseling]. (dca.georgia.gov)

Albany (Dougherty County)

• Snapshot: The city’s Affordable Homeownership Program reduces costs with first or second mortgages and down payment/closing help for eligible buyers. Start at the [Albany Housing Programs] page and call the posted number for income limits, waitlists, and counseling referrals. (albanyga.gov)

What to do if this doesn’t work — Plan B
Consider [USDA Georgia contacts] for rural-adjacent areas, then circle back to [Georgia Dream Mortgage Products] with a DCA lender who knows how to stack local funds. Use [CFPB counselor finder] if you need prep on credit or DTI. (rd.usda.gov)

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Federal and Mortgage Paths That Often Reduce the Down Payment

Use these alongside or instead of local grants when timing or income limits don’t align.

• FHA basics: 3.5% down with 580+ FICO and flexible sources for down payment when allowed by the program. Pair with DPA only if the subordinate financing meets FHA rules. Compare against [Fannie Mae 97% LTV options] and [Freddie Mac Home Possible] if you’re income-eligible. Use a counselor at [HUD Counseling] for a quick “which path” session. (singlefamily.fanniemae.com)
• Fannie Mae HomeReady: 3% down; income must be at or below 80% AMI and one borrower completes homebuyer education. See the official pages [Fannie Mae 97% LTV options] and [HomeReady FAQs], and run the AMI lookup via lender DU or public tools. (singlefamily.fanniemae.com)
• Freddie Mac Home Possible: 3% down; 80% AMI income cap and free CreditSmart Homebuyer U course. Read [Freddie Mac 3% Down page] and check eligibility maps before you choose your first mortgage. (myhome.freddiemac.com)
• USDA 502 Direct and Guaranteed: Often zero down in eligible rural areas; Direct serves low- and very-low-income households with payment assistance, while Guaranteed serves up to 115% AMI through approved lenders. Confirm contacts and application steps at [USDA Georgia Contacts], read the [USDA 502 Direct Georgia page], and check the national [USDA 502 Guaranteed] overview for no-down details. (rd.usda.gov)
• VA loans for eligible veterans, service members, and some spouses: Nearly 90% of VA-backed loans close with zero down. Start at [VA Home Loans overview], request your COE at [VA Eligibility & COE], and confirm answers through the [VA Loan Guaranty contact line] at 1-877-827-3702. (va.gov)

What to do if this doesn’t work — Plan B
Ask your lender to layer modest seller credits with a small down payment from [HomeReady] or [Home Possible]. If cash is still tight, pivot your search to a USDA-eligible area or lower price points and revisit a city grant when a new funding round opens. Use [CFPB Closing Disclosure Explainer] to prepare for final numbers. (singlefamily.fanniemae.com)

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Layering Help Without Breaking Rules

• Get lender sign-off in writing on every subordinate loan. Peach Advantage specifically allows subordinate DPA if reviewed and approved. Confirm via [Peach Advantage Loan Program] and keep that email/letter in your file. Use a DCA lender who knows the stack rules on [Georgia Dream Mortgage Products]. (dca.georgia.gov)
• Match occupancy and term requirements. Invest Atlanta often requires 5 years of occupancy for forgiveness; county HOME funds typically require 5–11 years depending on amount. Verify your program’s affordability period on [Invest Atlanta Homebuyer Programs] and your county page like [Fulton HOP]. (investatlanta.com)
• Keep the calendar. Some local funds require approval before the lender clear-to-close. Build 2–3 weeks of buffer after underwriting. If funds pause, have a USDA or VA backup in a second preapproval. Use numbers and contacts posted on [USDA Georgia Contacts] and the [VA Home Loans site]. (rd.usda.gov)

What to do if this doesn’t work — Plan B
If your layered funds conflict, drop the smaller grant and keep the bigger one that reduces your rate or cash-to-close most. Ask a [HUD counselor] to run the net benefit math and revisit stacking later at refinance. (hud.gov)

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Required Documents and a Printable Checklist

Use this list to speed approvals. Most programs will request the items below.

• Government ID, Social Security cards for all household members, and proof of citizenship or eligible immigration status if the program requires it. You can ask a [HUD counselor] about documentation if unsure, and confirm with your DPA admin’s posted checklist like [Fulton HOP 2025 docs]. (hud.gov)
• Last 30 days of income, two years of W-2s, recent tax return if self-employed, and any benefit award letters. The [CFPB Housing Counselor Tool] helps you find free prep help; the [HUD Georgia portal] lists hotlines if you face employer verification delays. (consumerfinance.gov)
• Full credit report and scores, lender preapproval letter, and signed purchase contract when you’re in escrow. Use [CFPB Closing Disclosure Explainer] to understand final numbers and ask your lender to itemize lender credits. (consumerfinance.gov)

Application Checklist (screenshot or print)

• Photo ID(s) for all adult buyers — verified by counselor via [HUD Counseling Page] and your program’s checklist at [Fulton HOP].
• SSN/ITIN proof for all household members — see your program’s required items at [Gwinnett Homestretch] and ask staff about protected info.
• Income docs (30 days), W-2s (2 years), and returns (as needed) — schedule a prep session via [CFPB counselor finder].
• Bank statements (60 days) for all accounts — confirm source-of-funds rules with [Invest Atlanta FAQs] and your lender.
• Homebuyer education certificate — accepted versions listed at [DCA Approved Housing Counseling] and [Invest Atlanta Educators].
• Executed purchase contract, seller disclosures, inspection report — coordinate timing with [Invest Atlanta Homebuyer Programs] and your county DPA.

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Common Mistakes to Avoid

• Skipping counseling until the end. Many programs won’t issue a commitment without your certificate. Register early via [CFPB Housing Counselor Tool], pick a provider at [HUD Counseling Page], or use DCA’s [Approved Housing Counseling] list if you’re on Georgia Dream. (consumerfinance.gov)
• Waiting to verify funding is open. City and county programs can pause mid-month. Check [Invest Atlanta Homebuyer Programs] status, email the address on [Gwinnett Homestretch], and call [Fulton HOP] for current queue time. (investatlanta.com)
• Assuming you can move right after closing. Many grants require 5+ years of occupancy. Confirm the affordability period at [Fulton HOP] and city rules at [Invest Atlanta] so you don’t trigger repayment. (fultoncountyga.gov)
• Not aligning inspections. Programs like [Savannah DreamMaker] require city inspections prior to funding. Build this into your contract calendar and confirm via the program’s posted bullets. (savannahga.gov)

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Reality Check — Delays, Denials, and Funding Gaps

Funding is first-come and can pause without much notice. Always have a second approval ready with [Peach Advantage] or a federal zero-down option like [USDA 502 Direct] or [VA Home Loans], and keep your counselor looped in using [CFPB Housing Counselor Tool]. (dca.georgia.gov)

City programs add steps and education that can extend timelines. Plan for 2–4 extra weeks after your lender clear-to-close. Verify Q&A and education schedules at [Invest Atlanta] and confirm document cutoffs at [Fulton HOP]. (investatlanta.com)

Income limits vary and can change each spring. Use the program’s AMI lookup and page updates; when in doubt, call the number shown on [Peach Advantage Loan Program] and [Georgia Dream Mortgage Products] for the latest. (dca.georgia.gov)

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Troubleshooting — If Your Application Gets Denied

• Ask for a written reason and a path to fix it. Then set a date to re-apply. A counselor can help you dispute credit errors and build a rapid rescoring plan using [CFPB Housing Counselor Tool] and the hotline on the [HUD Georgia page]. (consumerfinance.gov)
• If funds ran out, move to a backup like [Peach Advantage] or a [USDA 502 Guaranteed] loan and keep watching your target program’s page for reopening. Sign up for Q&A sessions at [Invest Atlanta] so you’re first in line. (dca.georgia.gov)
• If you suspect discrimination, call the [Georgia Commission on Equal Opportunity] and file promptly; or contact HUD’s fair housing lines listed on the [HUD Georgia portal]. You can also report scams to [GA Consumer Protection]. (gceo.georgia.gov)

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Diverse Communities — Targeted Tips and Doors to Knock

LGBTQ+ single mothers: Check for inclusive counseling and fair housing support when you book classes. Use [HUD Counseling] to see languages and services, review state enforcement at the [Georgia Commission on Equal Opportunity], and keep the federal HUD Georgia page handy for contacts at [HUD Georgia] for complaint routing. Ask providers about gender-affirming name matching on credit files. (hud.gov)

Single mothers with disabilities or parenting disabled children: Ask about ADA accommodations, remote classes, and large-print packets when you enroll. Most agencies can arrange this at no cost. Start with [HUD Counseling] for agencies listing accessibility, confirm assistive formats on [DCA Approved Housing Counseling], and save the [HUD Georgia] contacts for any service issues. (hud.gov)

Veteran single mothers: Verify VA eligibility early and pair VA zero-down with a city grant that allows VA firsts. Start at [VA Home Loans overview], request your COE at [VA Eligibility & COE], and use [Georgia Department of Veterans Service] to find local help if your DD-214 or COE has errors. (va.gov)

Immigrant or refugee single moms: Many DPAs accept eligible non-citizen buyers; ask the admin for exact document lists. Book counseling in your language at [CFPB Housing Counselor Tool], verify program document types via [Fulton HOP], and use the [HUD Georgia] page for federal helplines if you need language services. (consumerfinance.gov)

Tribal-specific resources: HUD’s Section 184 loans are not approved for Georgia counties as of January 2025 per HUD’s approved areas list. If you have tribal enrollment and can purchase in an approved state or county nearby, read [Section 184 Borrower Resources] and verify approved areas in the HUD [Section 184 map PDF]. For Georgia purchases, use [USDA 502 Direct] or [VA Home Loans] if eligible. (hud.gov)

Rural single moms with limited internet or transport: Call USDA Georgia at 706-552-2541 on the [USDA Georgia Contacts] page to ask about mailing an application or getting help at a closer sub-area office. Ask a local HUD counselor from [CFPB Housing Counselor Tool] to fax documents if needed. Keep [HUD Georgia] bookmarked for phone-based resource referrals. (rd.usda.gov)

Single fathers: Most programs are gender-neutral. All steps here apply, including counseling via [HUD Counseling], state lending via [Georgia Dream], and rural paths via [USDA 502 Guaranteed]. If you face bias, document and contact [GCEO Fair Housing]. (hud.gov)

Language access: When you call hotlines on [HUD Georgia] or [USDA Georgia Contacts], say your language at the start. Many lines offer free interpreters. Counselors listed on [CFPB Housing Counselor Tool] show languages served; pick one that fits your needs. (hud.gov)

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Resources by Region (Examples and Contacts)

• Metro Atlanta: Start with [Invest Atlanta Homebuyer Programs] and the [Fulton HOP] page if you’re outside city limits. Consider Cobb’s option at [Cobb Mortgage Program] and classes through [Atlanta Habitat Programs] if you want a long-term affordable mortgage path. (investatlanta.com)
• Coastal Georgia: Use [Savannah DreamMaker] and check rural options at [USDA 502 Direct in Georgia]. If you need a counselor, book via [CFPB Housing Counselor Tool] and ask about bilingual sessions. (savannahga.gov)
• Central Georgia: Try [Gwinnett Homestretch] northeast, [Cobb Mortgage Program] west, and the statewide [Peach Advantage] if you exceed standard limits. Keep [HUD Georgia] for quick contacts. (gwinnettcounty.com)
• Southwest Georgia: Check [Sweet Home Columbus] and call 706-225-3916 if you have city questions. For Albany-area buyers, read [Albany Housing Programs] and ask about current AHOP funds. (columbusga.gov)
• East Georgia: For Augusta, confirm current amounts at [Augusta Home Ownership] and keep USDA’s main number from [USDA Georgia Contacts] if a nearby rural purchase fits better. (augustaga.gov)

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How to Stop a Utility Shutoff in Georgia Today — and Still Stay on Track to Buy

• Call your Community Action Agency and ask about LIHEAP today. Eligibility is 60% of state median income; cooling season and heating season have different windows. Read the 2025 DHS notices at [DHS LIHEAP press release April 2025], program rules at [DFCS LIHEAP overview], and eligibility details at [DFCS LIHEAP eligibility page]. Keep copies of your award for your lender’s file to show stabilized utilities. (dhs.georgia.gov)
• Use 2-1-1 to find local bill help and budgeting classes. Find your local system via [United Ways of Georgia directory], see Central Georgia’s portal at [United Way CG 2-1-1], and Southwest’s contact list at [United Way of Southwest Georgia 2-1-1]. Keep proof of any payment plans. (unitedwayga.org)
• Tell your lender about any payment plans. Underwriting often wants to see utilities current before closing. Share your plan in writing and keep a file with receipts. Use a counselor at [CFPB Housing Counselor Tool] to build a budget that protects your cash-to-close. (consumerfinance.gov)

What to do if this doesn’t work — Plan B
Delay contract signing by two weeks while your counselor helps you stabilize bills and rebuild reserves. Consider switching to [USDA 502 Direct] if your budget is tight, or a smaller grant like [Gwinnett Homestretch] that moves faster. (rd.usda.gov)

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Quick Reference Cheat Sheet

• Find a counselor and book class: [CFPB Housing Counselor Tool], [HUD Counseling Page], [DCA Approved Agencies]. (consumerfinance.gov)
• State loans and DPA menus: [Georgia Dream Mortgage Products] and [Peach Advantage Loan Program]. (dca.ga.gov)
• Metro Atlanta programs: [Invest Atlanta Homebuyer Programs] and [Fulton HOP]. (investatlanta.com)
• County programs: [Gwinnett Homestretch], [Clayton DPA], [Cobb Mortgage Program]. (gwinnettcounty.com)
• Federal paths: [USDA 502 Direct], [USDA 502 Guaranteed], [VA Home Loans], [Fannie Mae 97%], [Freddie Mac 3%]. (rd.usda.gov)

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Tables You Can Use With Your Lender

Program fit by buyer profile

Common timelines

Metro Atlanta program amounts (selected)

Selected city/county programs outside Atlanta

Education and legal help

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Real-World Georgia Examples (composite scenarios)

• An Atlanta Head Start teacher buying in the city combined ATL HomeNow with a conventional 3% down program to reduce PMI and closing costs. She confirmed stacking rules on [Invest Atlanta], used [Fannie Mae 97% options] for the first mortgage, and got budget help via the [CFPB counselor finder]. (investatlanta.com)
• A veteran mom near Fort Moore chose VA zero-down and layered a county DPA that accepts VA firsts. She verified eligibility on [VA Home Loans], called [Fulton HOP] to confirm subordination, and used [Georgia Dream Mortgage Products] as a backup in case DPA funds paused. (va.gov)
• A Savannah CNA used DreamMaker’s 0% deferred option after city inspection and filled the rest with seller credits. She confirmed amounts on both [DreamMaker pages] and worked with a [HUD counselor] when a repair was required before commitment. (savannahga.gov)

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FAQs (Georgia-specific, 2025)

1. How much can Georgia Dream or Peach Advantage actually give me today?
   Georgia Dream lists 5% up to $10,000standardand6$12,500 for PEN and CHOICE tracks. Peach Advantage offers a 2%–5% DPA second or a zero-down track with lower rate, with higher price and income limits by region. See [Georgia Dream Loan Program] and [Peach Advantage] for current caps; call to confirm before you sign a contract. (dca.ga.gov)
2. Can I combine Invest Atlanta with a state loan?
   Often yes, but both must approve subordinate financing. Peach Advantage permits subordination case-by-case. Verify with your lender via [Peach Advantage] and with the city via [Invest Atlanta Programs]. (dca.georgia.gov)
3. How long will this take once I’m under contract?
   Plan 30–45 days if you stack a city/county DPA on top of a state first mortgage. Education, inspection, and DPA review add time. Watch the timelines posted on [Invest Atlanta], check [Fulton HOP] documents, and use [CFPB Closing Disclosure Explainer] to prep for closing. (investatlanta.com)
4. Are there programs for higher incomes or higher price points?
   Yes. [Peach Advantage] raises income up to 150% AMI and sales price up to $650kintheAtlantaMSA,$575k in Athens, and $500k elsewhere. Some Invest Atlanta incentives also have higher income bands. Verify on the admin pages. (dca.georgia.gov)
5. Is Section 184 available in Georgia for Native borrowers?
   No, Georgia counties are not approved areas as of January 2025. If you can purchase in an approved county in another state, review [Section 184 Borrower Resources] and the HUD [approved areas PDF]. For Georgia, consider USDA or VA if eligible. (hud.gov)
6. What if my utility bills are behind and I can’t save?
   Apply for LIHEAP through DHS and your Community Action Agency. Read the 2025 DHS notice at [DHS LIHEAP press release], the [DFCS LIHEAP overview], and [LIHEAP eligibility page], then call 2-1-1 via [United Ways of Georgia] for local help. (dhs.georgia.gov)
7. I need a class this weekend. Where do I find one fast?
   Search the [CFPB counselor finder] for workshops, check [DCA Approved Agencies] for online options, and use [HUD Counseling Page] for national providers and language access. (consumerfinance.gov)
8. Can I use DPA with VA or USDA?
   Often yes, if the subordinate lien meets first-mortgage rules. Confirm with your VA/USDA lender using [VA Home Loans] or [USDA 502 Guaranteed] and with your DPA admin. Keep written approvals in your file. (va.gov)
9. Where do I report a shady lender or fake “grant” site?
   File a complaint with [GA Consumer Protection] and notify your HUD counselor via the [CFPB tool]. If discrimination is involved, contact the [Georgia Commission on Equal Opportunity]. (law.georgia.gov)
10. I’m buying in Atlanta but taxes scare me. Any help after I buy?
    The city has focused tax relief efforts for specific groups and areas. Check current programs via [Invest Atlanta] news and city resources, then confirm your eligibility with your counselor at [HUD Counseling]. Always apply for your homestead exemption through your county. (investatlanta.com)

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Spanish Summary — Resumen en Español

Esta guía ofrece ayudas para el pago inicial en Georgia. Para empezar, programe una consejería con una agencia aprobada por HUD con [Buscador de Consejeros de la CFPB], revise préstamos del estado en [Georgia Dream y Peach Advantage], y consulte incentivos de la Ciudad de Atlanta en [Programas de Invest Atlanta]. Si compra en zonas rurales, verifique préstamos con 0% de pago inicial de [USDA 502 Directo en Georgia] y si es veterana, explore [Préstamos VA]. Si necesita ayuda con servicios públicos, aplique a [LIHEAP de DFCS]. Esta traducción fue producida con herramientas de IA y debe verificarse con las páginas oficiales.

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About This Guide

Compiled by the ASingleMother.org Editorial Team.

This guide uses official sources including:

• [Georgia Dream Mortgage Products] and [Peach Advantage Loan Program] for statewide loans and DPA terms. (dca.ga.gov)
• [Invest Atlanta Homebuyer Programs] for city incentives inside Atlanta. (investatlanta.com)
• [Fulton HOP], [Gwinnett Homestretch], and [Clayton DPA] for county assistance. (fultoncountyga.gov)
• [Savannah DreamMaker], [Augusta Home Ownership], and [Sweet Home Columbus] for local DPA outside Atlanta. (savannahga.gov)
• Federal and regulator pages: [USDA Georgia Contacts], [VA Home Loans], [Fannie Mae 97%], [Freddie Mac 3%], [CFPB Housing Counselor Tool], and [HUD Georgia]. (rd.usda.gov)

Last verified September 2025, next review April January 2026.

Please note that despite our careful verification process, errors may still occur – email info@asinglemother.org with corrections and we respond within 72 hours.

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Disclaimer

This guide is for general information, not legal, lending, or tax advice. Program terms, income limits, and funding windows change frequently. Always confirm availability, amounts, and stacking rules with the administering agency and your lender before you sign a purchase contract. Use a HUD-approved counselor for personalized guidance and keep written approvals for any layered assistance. Call to confirm current availability before applying.

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🏛️More Georgia Resources for Single Mothers

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