Cobb County Down Payment Assistance: What Buyers Get in 2026
What Down Payment Assistance Is Available for Cobb County Homebuyers in 2026?
Cobb County buyers have two main down payment assistance paths in 2026: the state-run Georgia Dream program, worth up to $10,000 for most buyers or up to $12,500 for teachers, nurses, first responders, active military, and families with a member living with a disability, and the Cobb County My Home DPA Program, a non-repayable grant worth up to 2% of your loan amount with no first-time buyer requirement. Cobb County government employees and City of Marietta employees can add an extra $10,000 to $15,000 on top of the My Home DPA grant. Each program runs through its own network of approved lenders, so which one fits depends on your loan type, income, and employer.
TL;DR
- Georgia Dream gives most Cobb County buyers up to $10,000 (5% of the purchase price) as a zero-interest loan repaid only when you sell, refinance, or move out.
- Teachers, nurses, first responders, active military, and families with a disabled member can qualify for up to $12,500 through Georgia Dream's PEN or Choice tiers.
- The Cobb County My Home DPA Program is a straight grant — up to 2% of your loan amount, never repaid — and it doesn't require you to be a first-time buyer.
- Cobb County government employees can add $10,000, and City of Marietta employees can add $10,000 ($15,000 for public safety) on top of the My Home DPA grant.
- Georgia Dream caps Cobb County home prices at $550,000 and household income at $130,290 for 1–2 people or $149,833 for 3 or more.
Georgia Dream in Cobb County: Up to $12,500 Toward Your Purchase
Georgia Dream is the state's homeownership assistance program, run through the Georgia Department of Community Affairs (DCA), and it's the first place most Kennesaw buyers should look.
There are three tiers:
- Standard — 5% of the purchase price or a maximum of $10,000, whichever is less. Open to any eligible buyer.
- PEN (Protectors, Educators & Nurses) — 6% of the purchase price or a maximum of $12,500, whichever is less. Covers public safety, teachers, healthcare workers, and active military.
- Choice — 6% of the purchase price or a maximum of $12,500, whichever is less, for buyers with a family member living with a disability.
The money comes as a zero-interest, deferred second loan. You don't make monthly payments on it, and you don't owe it back until you sell, refinance, or move out of the home.
To qualify, you generally need to:
- Be a first-time buyer, or not have owned a home in the past three years
- Keep liquid assets at or below $20,000, or 20% of the sales price, whichever is greater
- Meet standard mortgage credit requirements through an FHA, USDA-RD, VA, or conventional loan
For Cobb County, which falls under the Atlanta–Sandy Springs–Roswell HUD metro area, Georgia Dream caps the home sales price at $550,000. Household income can't exceed $130,290 for one or two people, or $149,833 for three or more. Those limits are generous enough to cover most homes in Kennesaw, Marietta, and Acworth's current price range.
Cobb County's My Home DPA: A Grant You Never Pay Back
The Cobb County My Home DPA Program, run through the Housing Authority of Cobb County, works differently from Georgia Dream — and it's worth a look even if you don't fit the first-time buyer box.
Who Qualifies
There's no first-time homebuyer requirement. Instead, you need to:
- Get approved for a mortgage through a participating My Home DPA lender
- Use an FHA, VA, or Freddie Mac HFA Advantage conventional loan
- Meet minimum credit scores — 660 for FHA and VA, 640 for Freddie Mac HFA Advantage
- Stay under maximum debt-to-income ratios of 45% (640–679 FICO) or 50% (680+ FICO)
- Keep household income under $149,240 generally, or $84,880 if you're using the Freddie Mac HFA Advantage loan
- Occupy the home as your primary residence within 60 days of closing
Loan amounts are capped at $498,257 for FHA and $766,050 for VA or Freddie Mac HFA Advantage loans, which covers the large majority of homes for sale in Marietta and the rest of Cobb County right now.
What You Get
The assistance comes as a non-repayable grant — 0%, 1%, or 2% of your first mortgage note amount, depending on the loan program and lender. You can put it toward your down payment, your closing costs, or both. Unlike Georgia Dream's deferred loan, there's nothing to pay back later, no matter how long you stay in the home.
Stack More: Cobb County and City of Marietta Employee Grants
If you work for the right employer, the My Home DPA Program gets better.
Cobb County Government employees who've worked full-time for at least 12 consecutive months before closing can add an extra $10,000 grant on top of their My Home DPA assistance. This applies specifically to employees of Cobb County Government under the Board of Commissioners — it doesn't extend to Cobb County School District employees or employees of individual cities within the county.
City of Marietta employees get their own version: full-time employees of the City of Marietta, the Board of Lights & Water, or Marietta City Schools who've worked at least 12 consecutive months can add $10,000, and Marietta public safety employees can add $15,000. As with the county program, you have to use the My Home DPA Program first to unlock the additional grant.
Both add-ons require paperwork through your employer's HR department before your lender can finalize the loan, so if you think you qualify, start that verification early rather than waiting until you're under contract.
Georgia Dream or My Home DPA: Which Fits Your Purchase
The two programs aren't designed to be combined — each ties to its own lender network and its own first mortgage, so you're choosing one path, not stacking both. Here's how to think about it:
- Choose Georgia Dream if you're a genuine first-time buyer (or haven't owned in three years), your income falls under the state's limits, and you'd rather have a larger assistance amount even though it's technically a loan you'll settle at sale or refinance.
- Choose Cobb County My Home DPA if you've owned a home before, you work for Cobb County or the City of Marietta and can stack the employer grant, or you'd simply rather have money that's never repaid, even if the base grant amount is smaller.
Your specific number depends on your loan amount, your employer, and your household size — that's where running the numbers with someone who knows both programs actually pays off. If you're weighing this alongside your closing costs or trying to time your purchase around today's mortgage rates, it's worth working through all three together before you make an offer.
Frequently Asked Questions
Do I have to be a first-time homebuyer to get down payment assistance in Cobb County?
Not always. The Cobb County My Home DPA Program has no first-time buyer requirement at all. Georgia Dream generally requires you to be a first-time buyer or to not have owned a home in the past three years, with some exceptions for buyers purchasing in certain areas. You can find general program details at masoudpour.com.
Can I use Georgia Dream and the Cobb County My Home DPA program together?
No. Each program is tied to its own approved lender network and first mortgage, so you use one or the other rather than stacking both. If you're also budgeting for closing costs, it helps to map out your full number before choosing a program.
How much does Georgia Dream give buyers in Kennesaw and Marietta?
Most buyers qualify for up to $10,000 (5% of the purchase price). Teachers, nurses, first responders, active military, and families with a member living with a disability can qualify for up to $12,500. Cobb County's home price cap under Georgia Dream is $550,000. Learn more about the local market on the Kennesaw community page.
Is the Cobb County My Home DPA grant really free money I never repay?
Yes. The My Home DPA Program provides a non-repayable grant of 0%, 1%, or 2% of your loan amount, usable for down payment and closing costs. There's no repayment obligation, even if you sell shortly after closing.
What if I work for Cobb County government or the City of Marietta?
You can add an extra $10,000 grant as a Cobb County Government employee, or $10,000 ($15,000 for public safety) as a City of Marietta, Board of Lights & Water, or Marietta City Schools employee, on top of your My Home DPA assistance. You must use the My Home DPA Program first to qualify for the add-on.
The Bottom Line
Down payment assistance in Cobb County isn't one program — it's a choice between a larger state loan and a smaller but truly free county grant, with extra money on the table if you work for the right employer. The right call depends on your income, your loan type, and how long you plan to stay in the home. If you're house hunting in Kennesaw and want to know which program actually pencils out for your situation, book a 15-minute call and we'll run the numbers together.
