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Georgia FHA Loan Requirements 2026

FHA loan limits for Georgia counties — $718,750 across metro Atlanta and $541,287 in most of the state — credit score and down payment requirements, MIP costs, and how FHA pairs with Georgia Dream assistance programs.

📖 8 min readUpdated June 2026Georgia · FHA Loans

$718,750FHA limit (Atlanta metro)

3.5%Min down payment (580+ credit)

0.55%Annual MIP (most loans)

640Min credit for GA Dream + FHA

In This Guide

FHA loan limits in Georgia
FHA loan requirements
Mortgage insurance premiums
FHA + Georgia Dream combination
Georgia FHA Loan Requirements FAQs

FHA Loan Limits in Georgia (2026)

Georgia FHA loan limits are not uniform in 2026. The 29-county Atlanta metro area sits at $718,750, the four-county Athens MSA at $616,400, Greene County at $638,250, and the remaining counties — including Savannah, Augusta, Columbus and Macon — at the $541,287 national floor. You can verify the current figures directly using HUD’s official FHA Mortgage Limits lookup tool the current figures directly using HUD’s official FHA Mortgage Limits lookup tool.

Coverage	FHA Loan Limit	Conforming Limit
Atlanta metro (29-county MSA — Fulton, DeKalb, Cobb, Gwinnett, Cherokee, Forsyth, Clayton, Fayette and others)	$718,750	$832,750
Greene County	$638,250	$832,750
Athens MSA (Clarke, Madison, Oconee, Oglethorpe)	$616,400	$832,750
All other Georgia counties	$541,287	$832,750

The $541,287 floor covers the majority of Georgia home purchases outside metro Atlanta, while Atlanta-area buyers have $718,750 of FHA capacity. Above those thresholds, buyers need a conventional loan for the portion exceeding the FHA cap.

FHA Loan Requirements in Georgia

Requirement Standard FHA GA-Specific Notes

Credit score 580 (3.5% down); 500–579 (10% down) Most GA lenders require 620+; Georgia Dream requires 640+

Down payment 3.5% Can be combined with Georgia Dream $10,000–$12,500 DPA

DTI ratio Up to 57% with strong factors 43% preferred

Primary residence Required Owner-occupied only

Attorney Not an FHA requirement Georgia requires closing attorney

FHA Mortgage Insurance Premiums (MIP)

MIP Type Rate On a $350,000 Loan

Upfront MIP (UFMIP) 1.75% of loan amount $6,125 (typically financed)

Annual MIP (monthly) 0.55%/yr (30-yr, LTV 95%+) ~$160/mo

FHA vs. Conventional in Georgia

Factor FHA Conventional

Min credit score 580 620

Down payment 3.5% 3–20%

Mortgage insurance MIP (upfront + annual, often for the life of the loan) PMI (cancels automatically at 78% LTV)

Loan limit (most GA counties) $541,287 Higher conforming limit — confirm the current year’s figure with FHFA

Georgia Dream pairing FHA + Georgia Dream Combination Conventional + Georgia Dream Combination

Best for Lower credit scores, gift funds for down payment, first-time buyers 680+ credit, plans to cancel mortgage insurance early, stronger assets

FHA + Georgia Dream Combination

The most popular Georgia Dream combination is pairing it with an FHA first mortgage. On a $285,000 home purchase with 3.5% down ($9,975 down payment), the $10,000 Georgia Dream DPA effectively covers the entire down payment and contributes approximately $25 toward closing costs.

Item Amount

Purchase price $285,000

FHA down payment (3.5%) $9,975

Georgia Dream DPA $10,000

Net from buyer for down payment $0 (covered by DPA)

Minimum buyer contribution required $1,000 (Georgia Dream requirement)

Georgia FHA Loan FAQs

What is the FHA limit in Atlanta?
All Atlanta metro counties — Fulton, DeKalb, Cobb, Gwinnett, Cherokee, Forsyth, Clayton, Fayette, and others — share the same $718,750 FHA loan limit for 2026 — well above the $541,287 national floor that applies across most of the rest of Georgia. For buyers looking at homes priced above approximately $543,000, a conventional loan is required since FHA would need a higher down payment to stay within the loan limit.

Can I use FHA to buy a townhome in Georgia?
Yes. FHA finances detached homes, attached townhomes, 2–4 unit properties, and condominiums (in FHA-approved projects). Townhomes are generally straightforward for FHA in Georgia — the main concern is HOA stability and ownership concentration for attached units in common-wall developments. If the townhome is in a condo project (not just a fee-simple townhome), confirm the project’s FHA approval status before making an offer.

Does Georgia have a waiting period after bankruptcy for FHA loans?
FHA requires a 2-year waiting period after Chapter 7 bankruptcy discharge (1 year if the bankruptcy was due to extenuating circumstances beyond your control). For Chapter 13, FHA allows eligibility after 1 year of satisfactory payment plan completion with court permission. These are national FHA standards that apply in Georgia. Georgia itself adds no additional waiting period requirements beyond FHA’s federal guidelines.

Requirement	Standard FHA	GA-Specific Notes
Credit score	580 (3.5% down); 500–579 (10% down)	Most GA lenders require 620+; Georgia Dream requires 640+
Down payment	3.5%	Can be combined with Georgia Dream $10,000–$12,500 DPA
DTI ratio	Up to 57% with strong factors	43% preferred
Primary residence	Required	Owner-occupied only
Attorney	Not an FHA requirement	Georgia requires closing attorney

MIP Type	Rate	On a $350,000 Loan
Upfront MIP (UFMIP)	1.75% of loan amount	$6,125 (typically financed)
Annual MIP (monthly)	0.55%/yr (30-yr, LTV 95%+)	~$160/mo

Factor	FHA	Conventional
Min credit score	580	620
Down payment	3.5%	3–20%
Mortgage insurance	MIP (upfront + annual, often for the life of the loan)	PMI (cancels automatically at 78% LTV)
Loan limit (most GA counties)	$541,287	Higher conforming limit — confirm the current year’s figure with FHFA
Georgia Dream pairing	FHA + Georgia Dream Combination	Conventional + Georgia Dream Combination
Best for	Lower credit scores, gift funds for down payment, first-time buyers	680+ credit, plans to cancel mortgage insurance early, stronger assets

Item	Amount
Purchase price	$285,000
FHA down payment (3.5%)	$9,975
Georgia Dream DPA	$10,000
Net from buyer for down payment	$0 (covered by DPA)
Minimum buyer contribution required	$1,000 (Georgia Dream requirement)

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