Question 1

What is the 2026 conforming loan limit in Georgia?

Accepted Answer

The 2026 conforming loan limit for all Georgia counties is $806,500 for a single-family home. Georgia currently has no FHFA-designated high-cost counties, so the standard limit applies statewide. Loans above $806,500 require a jumbo loan. Options Home Loans offers competitive jumbo programs for Georgia buyers in Atlanta's luxury market.

Question 2

What down payment assistance programs are available in Georgia?

Accepted Answer

Georgia's primary DPA program is Georgia Dream, administered by the Georgia Department of Community Affairs. Standard Georgia Dream provides up to $10,000 in DPA. Veterans and disabled household members qualify for up to $20,000 (PEN Loan). Teachers, healthcare workers, and public protectors qualify for up to $12,500 (Choice Loan). All Georgia Dream loans are 0% interest deferred second mortgages.

Question 3

Are DSCR loans available for Georgia investment properties?

Accepted Answer

Yes. Georgia's growing rental market — particularly in Atlanta, Savannah, and Augusta — makes DSCR loans popular with investors. Qualify based on the property's rental income rather than your personal income. No W-2 or tax returns required. Options Home Loans offers DSCR loans for single-family rentals, multi-unit properties, and short-term rentals across Georgia.

Question 4

Can I get a non-QM loan in Georgia?

Accepted Answer

Yes. Georgia's growing population of self-employed business owners, entrepreneurs, and real estate investors benefit from non-QM programs. Bank statement loans are available for self-employed Georgia borrowers using 12–24 months of bank statements instead of tax returns. Asset depletion loans are available for retirees or high-net-worth buyers. DSCR loans are available for Georgia investors.

Question 5

What cities in Georgia does Options Home Loans serve?

Accepted Answer

We serve all of Georgia including Atlanta, Columbus, Augusta, Macon, Savannah, Athens, Sandy Springs, Roswell, Johns Creek, Albany, Warner Robins, Alpharetta, Marietta, Smyrna, Valdosta, Brookhaven, Dunwoody, Peachtree City, Gainesville, Newnan, Milton, Hinesville, Douglasville, Kennesaw, Rome, East Point, Statesboro, Dalton, and all Georgia communities.

Question 6

How competitive is the Atlanta real estate market?

Accepted Answer

Atlanta's real estate market has seen strong appreciation driven by corporate relocations, a growing tech sector, and population growth. Competitive neighborhoods like Buckhead, Midtown, Decatur, and Alpharetta often see multiple offers. Options Home Loans provides same-day pre-approval letters and can close in as few as 21 days, giving Georgia buyers a competitive edge.

Georgia Mortgage Broker — Wholesale Rates for GA Home Buyers

Loan Programs Available in Georgia

Georgia First-Time Buyer & Down Payment Assistance Programs

Georgia Dream Homeownership Program

Georgia Dream PEN Loan (Veterans & Disabled)

Georgia Dream Choice Loan (Public Protectors)

Georgia USDA Loans

Georgia Mortgage FAQ

Ready to Buy or Refinance in Georgia?