Georgia Down Payment Assistance: Kennesaw Buyer Guide 2026
Georgia Down Payment Assistance: How Much Can Kennesaw and Marietta Buyers Actually Get?
Kennesaw and Marietta buyers have two main paths to down payment assistance in 2026: the state-run Georgia Dream program, which provides $10,000 to $12,500 as a 0% interest deferred loan repaid when you sell or refinance, and Cobb County's 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 and City of Marietta employees can stack an additional $10,000 to $15,000 grant on top of the county program.
TL;DR
- Georgia Dream Standard gives eligible buyers 5% of the purchase price up to $10,000; the PEN and Choice options go up to 6%, or $12,500, for protectors, educators, nurses, military, and buyers with a family member living with a disability.
- Georgia Dream money is a 0% interest second loan, not a grant — you don't pay it back monthly, but the balance comes due when you sell, refinance, or move out.
- Cobb County's My Home DPA program is a true grant (0%, 1%, or 2% of your loan amount) that you never repay, and it doesn't require you to be a first-time buyer.
- Cobb County government employees can add a $10,000 grant, and City of Marietta employees can add $10,000 ($15,000 for public safety) on top of the My Home DPA award.
- In the Atlanta-Sandy Springs-Roswell HUD area that covers Cobb County, Georgia Dream caps the home price at $550,000 and household income at $130,290 for one to two people or $149,833 for three or more.
Georgia Down Payment Assistance: Two Different Programs, Two Different Deals
If you're buying in Kennesaw or Marietta and the down payment is the thing standing between you and an offer, you have more options than most buyers realize. But the two main programs work in completely different ways, and mixing them up costs people money.
Georgia Dream, run by the state's Department of Community Affairs, gives you a second loan at 0% interest. You don't make monthly payments on it, but you do owe the full balance back when you sell, refinance, or stop living in the home as your primary residence.
Cobb County's My Home DPA program, run by the Housing Authority of Cobb County, is a straight grant. You never pay it back, period, as long as you meet the occupancy requirement.
Both work through their own panel of participating lenders and their own first mortgage products, so you're generally choosing one path, not stacking both. Here's how each one breaks down.
Georgia Dream: What Kennesaw and Marietta Buyers Can Qualify For
Georgia Dream has three tiers, and which one you land in depends on your job and household situation, not your credit score.
- Standard — Five percent of the purchase price or $10,000, whichever is less. Open to any eligible buyer.
- PEN (Protectors, Educators & Nurses) — Six percent of the purchase price or $12,500, whichever is less. For police, fire, EMS, teachers, healthcare workers, and active military.
- Choice — Six percent of the purchase price or $12,500, whichever is less. For households with a family member living with a disability.
To qualify for any tier, you need to be a first-time buyer, someone who hasn't owned a home in the past three years, or someone buying in certain designated areas. You'll also need liquid assets under $20,000 (or 20% of the sales price, whichever is greater), and a minimum 640 credit score.
Home price and income limits matter here. Kennesaw and Marietta both fall inside the Atlanta-Sandy Springs-Roswell HUD Metro area, which covers all of Cobb County. For 2026, that means:
| Atlanta-Sandy Springs-Roswell HUD Metro (includes Cobb County) | |
|---|---|
| Max home sales price | $550,000 |
| Max income, 1-2 person household | $130,290 |
| Max income, 3+ person household | $149,833 |
Georgia Dream loans work with FHA, USDA-RD, VA, or conventional first mortgages, all at a 30-year fixed rate. If you're weighing Georgia Dream against other financing, it's worth reading up on Kennesaw buyer closing costs first, since your down payment assistance amount and your closing costs both come out of the same Loan Estimate.
A $350,000 Home in Kennesaw: What Each Tier Is Worth
Numbers make this easier to picture. On a $350,000 purchase in Kennesaw:
- Standard gets you 5%, or $10,000 (the cap kicks in here, since 5% of $350,000 is $17,500).
- PEN or Choice gets you 6%, or $12,500 (same story — the $12,500 cap applies before the percentage does).
That $10,000 to $12,500 doesn't have to cover your entire down payment. Pair it with a conventional loan at 3% down (about $10,500 on a $350,000 home) and Georgia Dream can realistically wipe out your out-of-pocket down payment, leaving you to budget mainly for closing costs and prepaids.
Cobb County My Home DPA: A Grant With No First-Time Buyer Requirement
If you've owned a home before and Georgia Dream is off the table, Cobb County's My Home DPA program is the one to look at.
The grant is 0%, 1%, or 2% of your first mortgage note amount, and it can go toward either your down payment or your closing costs. It's a true grant — no lien, no repayment, no deferred balance waiting for you at closing.
To qualify:
- You must get pre-qualified with an approved Cobb County DPA lender using an FHA, VA, or Freddie Mac HFA Advantage loan.
- FHA and VA borrowers need a 660 minimum credit score; Freddie Mac HFA Advantage borrowers need 640.
- Your debt-to-income ratio can run up to 45% (640-679 credit score) or 50% (680+).
- Household income can't exceed $149,240, or $84,880 if you're using the Freddie Mac HFA Advantage loan.
- Maximum loan amounts are $498,257 for FHA and $766,050 for VA or Freddie Mac HFA Advantage.
- You have to occupy the home within 60 days of closing, and it can't be an investment property.
If you work for Cobb County or the City of Marietta, there's more on the table. Cobb County government employees with at least 12 consecutive months on the job can add a $10,000 grant on top of the My Home DPA award. City of Marietta employees, Board of Lights & Water employees, and Marietta City Schools employees qualify for an additional $10,000, and Marietta public safety employees can get $15,000. Both employer grants require you to already be using the My Home DPA program — they don't stand alone.
If you're buying in Acworth or elsewhere in West Cobb, the same My Home DPA program applies as long as the property sits inside Cobb County. The employer grants are county- and city-specific, though — a Cobb County teacher and a Marietta city employee qualify for different bonus amounts, so it's worth confirming which employer program actually applies to you before you count on a specific number.
Which Program Actually Fits Your Situation?
The honest answer depends on three things: whether you've owned a home before, whether you work for a qualifying employer, and whether you'd rather owe nothing at closing or accept a deferred second loan.
- First-time buyer, strong credit, want the biggest grant amount: Georgia Dream's PEN or Choice tier, if you qualify, gets you the most money — but remember it's a loan you'll settle at sale or refinance.
- Owned a home before, or want a true no-repayment grant: Cobb County's My Home DPA program is your path, especially paired with FHA or VA financing.
- Work for Cobb County government or the City of Marietta: Stack the employer grant on top of My Home DPA before you look anywhere else — that's real money most buyers never ask about.
This is exactly the kind of decision I walk buyers through before they even start touring homes, because the assistance program you pick shapes which lenders, which loan types, and which homes are actually in reach. Your specific number depends on your income, your credit, and your employer — that's where a conversation with someone who works these programs regularly makes the difference.
Frequently Asked Questions
Do I have to be a first-time homebuyer to get down payment assistance in Georgia?
Not necessarily. Georgia Dream requires you to be a first-time buyer, someone who hasn't owned a home in the past three years, or someone buying in a designated area. Cobb County's My Home DPA program has no first-time buyer requirement at all, which makes it the better fit if you've owned before. You can explore more buyer resources on masoudpour.com.
Is Georgia Dream down payment assistance a grant or a loan?
It's a loan, not a grant. Georgia Dream gives you a 0% interest second mortgage with no monthly payments, but the full balance is due when you sell, refinance, or stop occupying the home as your primary residence. Cobb County's My Home DPA program, by contrast, is a non-repayable grant.
How much down payment assistance can I get in Cobb County?
Through Georgia Dream, you can get $10,000 (Standard) to $12,500 (PEN or Choice). Through Cobb County's My Home DPA program, you can get up to 2% of your loan amount as a grant, plus an additional $10,000 to $15,000 if you work for Cobb County government or the City of Marietta. For a full picture of what else you'll pay at the table, see this breakdown of Kennesaw buyer closing costs.
Can I combine Georgia Dream and Cobb County's My Home DPA program?
Generally, no. Each program works through its own panel of participating lenders and its own first mortgage products, so you're choosing one path rather than layering both. A lender who works with both programs can walk you through which one fits your loan scenario.
What credit score do I need for these programs?
Georgia Dream requires a minimum 640 credit score. Cobb County's My Home DPA program requires 660 for FHA and VA loans, or 640 for the Freddie Mac HFA Advantage loan. If you're still building your credit profile, it's worth reading about the due diligence fee and earnest money buyers put down once they're under contract, since that's the next cost you'll plan around.
Get a Down Payment Plan That Fits Your Situation
Down payment assistance in Georgia isn't one program — it's a choice between a deferred loan and a true grant, and the right answer depends on your history, your employer, and your credit. Whether you're buying your first home in Kennesaw or your next one in Marietta, I can help you figure out which program actually puts more money in your pocket at closing.
Schedule a consultation with me, Robert Masoudpour, Associate Broker in Atlanta, GA, and get a clear, personalized plan for your down payment and your purchase. Schedule a 15-minute consultation
