Georgia Mortgage Guide 2026
Everything you need to know about getting a mortgage in Georgia — FHA loan limits, Georgia Dream assistance, property taxes, closing costs (including the intangible recording tax), and the 2026 Georgia housing market outlook.
Georgia Loan Limits by County (2026)
Georgia’s FHA loan limits are straightforward — most of the state’s 159 counties are at the national floor. Unlike some other southeastern states, Georgia has no high-cost counties that qualify for elevated FHA limits in 2026. You can confirm current figures anytime using HUD’s official FHA Mortgage Limits lookup tool, and confirm conforming limits at FHFA’s conforming loan limit page.
| County / Area | Conforming Limit | FHA Limit | Notes |
|---|---|---|---|
| All Georgia counties (159 total) | $806,500 | $524,225 | National floor — statewide |
All 159 Georgia counties have the same FHA loan limit of $524,225 for 2026. This means Atlanta metro, Savannah, Augusta, Columbus, and all rural Georgia counties share the same limit. Buyers purchasing above $543,478 (approximately) will need a conventional or jumbo loan.
Loan Programs Available in Georgia
| Program | Min Down Payment | Min Credit Score | Best For |
|---|---|---|---|
| FHA | 3.5% | 580 | First-time buyers, lower credit scores |
| VA | 0% | 580–620 | Veterans, active duty, surviving spouses |
| USDA | 0% | 640 | Rural Georgia buyers meeting income limits |
| Conventional | 3–20% | 620 | Strong credit, wants PMI cancellation |
| Georgia Dream | 3.5% (FHA) or 3% (conv.) | 640 | First-time buyers + DPA statewide |
Veterans and active-duty service members can review eligibility and current terms directly at the VA’s official home loans page.
Georgia Dream Homeownership Programs
The Georgia Dream Homeownership Program, administered by the Georgia Department of Community Affairs (DCA), is Georgia’s primary first-time homebuyer assistance program. It provides below-market interest rate mortgages paired with down payment assistance loans.
| Program | DPA Amount | Structure | Who It’s For |
|---|---|---|---|
| Georgia Dream Standard | $10,000 | 0% interest, deferred second mortgage (repaid at sale/refi) | All eligible first-time buyers |
| PEN Loan | $12,500 | 0% interest, deferred second mortgage | Public Protectors (police, firefighters), Educators, Nurses/healthcare workers |
| Choice Loan | $12,500 | 0% interest, deferred second mortgage | Buyers or household member with a disability |
Georgia Dream income limits vary by household size and are based on area median income. For most Georgia counties, the income limit is $89,000 for a 1–2 person household and $102,400 for a 3+ person household. Atlanta metro counties have higher limits. The purchase price limit statewide is $425,000 (new construction) or $350,000 (existing homes) — verify current limits at dca.ga.gov.
Georgia Property Taxes
Georgia’s average effective property tax rate is approximately 0.91% — slightly below the national average. Rates vary by county, with Atlanta suburban counties generally having higher rates than rural Georgia counties.
| Purchase Price | Est. Annual Tax (0.91%) | Monthly Escrow |
|---|---|---|
| $300,000 | ~$2,730 | ~$228/mo |
| $400,000 | ~$3,640 | ~$303/mo |
| $500,000 | ~$4,550 | ~$379/mo |
| $650,000 | ~$5,915 | ~$493/mo |
Georgia Homestead Exemption: Georgia offers a standard homestead exemption of $2,000 off the assessed value of your primary residence for state property taxes. Many counties offer additional local homestead exemptions — some quite significant. Apply for homestead exemption with your county tax assessor by April 1 following your purchase. Taxes are paid in arrears in Georgia — you will receive a credit for the seller’s portion of the tax year at closing.
Closing Costs in Georgia
Georgia buyer closing costs typically run 2%–3% of the purchase price. Georgia has an attorney-required closing state, and a unique intangible recording tax on mortgages.
| Fee | Rate / Amount | On a $400,000 Purchase ($385K Loan) |
|---|---|---|
| Intangible Recording Tax | $1.50 per $500 of loan amount (0.3%) | ~$1,155 |
| Buyer’s attorney fee | $500–$1,000 (residential) | ~$750 |
| Title insurance (lender’s + owner’s) | Based on purchase price and loan | ~$2,000–$3,500 |
| Loan origination fee | 0–1% of loan | $0–$3,850 |
| Appraisal | Paid upfront or at closing | ~$500–$700 |
| Homeowner’s insurance (prepaid) | First year premium | ~$1,000–$2,000 |
| Property tax impound | 2–6 months | ~$500–$1,500 |
Georgia Housing Market Overview (2026)
| Area | Median Price (Est.) | Market Trend | Key Notes |
|---|---|---|---|
| Atlanta Metro (in-town) | $380,000–$600,000 | Stable | Strong job market; tech and corporate HQ growth |
| Atlanta Suburbs (Cherokee, Forsyth, Hall) | $350,000–$550,000 | Strong | High demand from families; limited inventory |
| Savannah | $300,000–$450,000 | Strong | Tourism, port growth, and military (Hunter AAF) driving demand |
| Augusta (Richmond County) | $200,000–$320,000 | Stable | Medical hub; Fort Eisenhower (formerly Fort Gordon) drives VA market |
| Columbus (Muscogee County) | $180,000–$280,000 | Stable | Fort Moore (formerly Fort Benning); large military market |
| Macon / Warner Robins | $180,000–$290,000 | Stable | Robins AFB; growing metro; affordable relative to Atlanta |
| Rural South Georgia | $130,000–$250,000 | Stable | Extensive USDA eligibility; agricultural communities |
