Buying your first home in Georgia comes with real help on the table. Georgia Dream and the newer Peach Advantage program can cover part of your down payment. Clear2 Mortgage walks Georgia first-time buyers through every step, from pre-approval to closing day.
Most first-time buyers underestimate how much home they can afford, or assume their credit isn't good enough. We run the numbers before you start looking.
You don't need 20% down. FHA requires 3.5%. Conventional can go as low as 3%. We'll show you exactly what's needed.
Atlanta-area homes in Marietta, Sandy Springs, and Alpharetta still sell in about 40 days. Sellers pick the offer with a verified pre-approval behind it. We issue pre-approvals same-day.
Down payment is just one piece. Closing costs, prepaid interest, and escrow setup add up. We give you a full cash-to-close estimate before you make an offer.
FHA vs. conventional vs. physician loan: the right answer depends on your credit, income, and down payment. We lay all three out for you before you choose.
3.5% down with flexible credit guidelines. Best for buyers with 580, 679 credit scores. Includes upfront and annual mortgage insurance.
Fannie Mae HomeReady or Freddie Mac Home Possible. 3% down with PMI that drops once you reach 20% equity.
$0 down for eligible veterans and active-duty service members. No PMI, competitive rates. One of the best programs available if you qualify.
0, 5% down, no PMI, student loan debt excluded from DTI. Ideal for doctors, dentists, and residents buying their first home.
These are the state programs Clear2 works with most for Georgia first-time buyers. Each has its own income and price limits, and we check which ones fit you during pre-approval.
A 0% deferred second mortgage of up to $10,000 for first-time buyers, with no monthly payment. Purchase price is capped at $550,000 for the standard program, with income limits set by household size.
Extra down payment help, up to $7,500 more, for public safety workers, educators, healthcare workers, active military, and buyers with a household member who has a disability.
Launched in July 2025 for conventional loans. It offers down payment help or a lower rate, with higher income and price limits than the standard Georgia Dream program. Repeat buyers can use it too.
Georgia Dream programs require homebuyer education and a participating lender. Limits change each year, so we confirm them when you apply.
Fulton and Cobb counties sit in the Atlanta high-cost area, so the 2026 FHA limit there is $718,750. That puts most Atlanta, Marietta, and Sandy Springs homes within FHA range, which helps first-time buyers who want a lower down payment.
Medians: Georgia MLS and county data, 2025. FHA limits: HUD 2026, one-unit. The 2026 conforming limit is $832,750 in all of these counties.
We run a soft credit check, review your income and assets, and issue a pre-approval letter. This takes about 24 hours and costs nothing.
We give you a full picture: estimated monthly payment, cash to close, and how different loan programs compare. No surprises.
With your pre-approval letter in hand, you can move quickly. Clear2 can update the letter same-day as your offer price changes.
Once you're under contract, we lock your rate and start the underwriting process. Clear2 targets a 30-day close on all loan types.
We walk you through the closing disclosure, answer every question, and make sure you know exactly what you're signing. Then you get your keys.
Gather these documents before your first conversation with Clear2.
These missteps can delay or derail a first-time buyer's loan.
Clear2 Mortgage is an independent mortgage broker headquartered in Troy, MI and licensed in Georgia. Our loan officers work with many lenders, so they can match you with the program that fits your credit, income, and goals.
From same-day pre-approvals to 30-day closes, we help Georgia first-time buyers make strong offers.
Andrew Buno approaches each mortgage transaction with a focus on education and transparency, helping buyers understand their options and move toward homeownership with confidence. He is dedicated to clear communication at every step of the process.
Five-star reviews from Clear2 clients on Google.
"Donavin was straightforward and a breeze to work with. Communication was quick and easy. The whole process was seamless and he was available for guidance or questions. I would not hesitate to use Clear2 Mortgage in the future."
"Alex was absolutely amazing from the beginning. He was patient and thorough with all of our questions. He even followed up after the process was finalized to ensure everything was still good. I would recommend him to everyone!"
"The process was seamless and every question I had as a first-time home buyer was answered. My loan officer gave me his professional opinion based on my specific circumstances to personalize my loan."
How much do I need to buy my first home in Georgia?
FHA needs 3.5% down, and conventional first-time buyer loans can go lower. Georgia Dream can cover up to $10,000 of that, and PEN or Choice can add more for eligible workers. Plan for closing costs too, and we will show you a full cash-to-close number.
What is the Georgia Dream program?
Georgia Dream is the state's first-time buyer program, run by the Department of Community Affairs. It pairs a first mortgage with a 0% deferred second mortgage for your down payment. You repay the second mortgage when you sell or refinance.
What is Peach Advantage?
Peach Advantage is a Georgia Dream option for conventional loans that launched in July 2025. It has higher income and price limits than the standard program and is open to repeat buyers. We can run it side by side with Georgia Dream to see which saves you more.
What is the FHA loan limit in Atlanta?
For 2026 the FHA limit for a one-unit home in Fulton and Cobb counties is $718,750. Savannah's Chatham County is lower, at $541,287.
How long does it take to buy a first home in Georgia?
Pre-approval takes about a day. Once you are under contract, Clear2 targets a 30-day close. Georgia Dream files need a bit of extra review time, and we build that into your contract dates.
What's the difference between pre-qualification and pre-approval?
Pre-qualification is an estimate from information you tell us. Pre-approval means we have verified your income, credit, and assets, and it is what Georgia sellers and agents want to see. Clear2 issues full pre-approvals.
No obligation, no hard credit pull. We'll show you exactly what you qualify for, what programs are available, and what your monthly payment looks like, before you ever make an offer.
Clear2 Mortgage, LLC. NMLS #1911663. Licensed Mortgage Broker. 2600 W Big Beaver Rd, Suite 100, Troy, MI 48084. Equal Housing Lender. This is not a commitment to lend. All loans subject to credit approval, property appraisal, and underwriting guidelines. Rates and terms subject to change without notice.
