Thinking about buying a home in Brookhaven but unsure how to cover the down payment and closing costs? You’re not alone. Many first-time buyers discover that the Georgia Dream program can make the numbers work without stretching their budget. In this guide, you’ll learn what Georgia Dream is, how it applies in Brookhaven, how to check DeKalb County limits, and the exact steps to get started. Let’s dive in.
Georgia Dream basics
Georgia Dream is a state-run homeownership program that pairs a 30-year fixed-rate mortgage with down payment and closing cost assistance. You apply through participating lenders that follow Georgia Department of Community Affairs rules and underwriting.
- The assistance is a subordinate second mortgage recorded at closing.
- The amount and forgiveness or repayment terms can change by program year.
- You will work with a participating lender to determine eligibility and the best loan option for your situation.
For an overview of how the program works and to locate lenders, visit the Georgia Dream program page from the Georgia Department of Community Affairs.
Who qualifies in Brookhaven
Brookhaven is in DeKalb County, so you’ll use DeKalb County limits and rules published by the state.
Most buyers who use Georgia Dream fit the following:
- Primary residence: The property you buy must be your primary home. Investment or vacation properties are not eligible.
- First-time buyer status: Typically you must not have owned a principal residence in the past three years. Certain exceptions, such as for veterans or targeted areas, may apply.
- Income and purchase price caps: Your household income and the home’s price must be at or below DeKalb County limits for your household size.
- Credit and debt-to-income: Minimum credit score and allowable DTI are set by program guidelines and your lender’s overlays. These vary by lender and loan product.
Check DeKalb County limits
Because the state updates limits, you should always verify the current numbers before you shop.
Here is the simple process:
- Identify your household size. Count everyone whose income will be considered.
- Look up the gross annual household income limit for DeKalb County and your household size.
- Confirm the purchase price limit for your planned property type in DeKalb County.
- If your income or the home price is above the limit, you will not qualify under standard Georgia Dream rules. Ask your lender about exceptions or other programs.
Use the Georgia Dream program page to access the latest income limits, purchase price limits, and the participating lender list maintained by the Georgia Department of Community Affairs.
Down payment assistance options
Georgia Dream’s down payment assistance (DPA) can help you bring less cash to closing.
What to know:
- Assistance is provided as a second mortgage. The lien is recorded at closing.
- Available assistance levels are offered in tiers. The amounts and terms can change, so confirm the current tiers with your lender.
- DPA is typically used for the down payment and some allowable closing costs. Plan for any remaining costs and required reserves your lender identifies.
Required homebuyer education
To receive assistance, you must complete a DCA‑approved homebuyer education course and provide the completion certificate to your lender.
- Approved providers offer in-person, virtual, and online formats.
- Courses cover budgeting, mortgages, home maintenance, and avoiding predatory lending.
- Complete your course early so the certificate is ready for underwriting.
You can find approved education providers through the Georgia Dream program page.
Property eligibility in Brookhaven
Homes in Brookhaven must meet program and lender standards.
- Property types: Single-family homes and some condominiums may be eligible if they meet program and investor criteria. Manufactured homes can have special rules or be excluded.
- Primary residence only: You must occupy the home as your primary residence.
- Condition and appraisal: The home must meet minimum property standards. Any required repairs must be completed before closing.
What your lender will ask for
Gather these items early to streamline your file:
- Recent pay stubs, W‑2s, and possibly tax returns
- Bank statements and documentation for any gift funds
- Government-issued ID and Social Security numbers for all borrowers
- Proof of first-time buyer status if requested
- Homebuyer education certificate
- Signed purchase contract within DeKalb County limits
Self-qualification checklist
Use this quick check before you start touring homes in Brookhaven:
- Confirm the home will be in Brookhaven, which is in DeKalb County.
- Count your household size for income limit purposes.
- Compare your gross annual household income to the current DeKalb County income limit for your household size.
- Verify your target price is at or below the DeKalb County purchase price limit.
- Confirm first-time buyer status or discuss any exceptions with your lender.
- Pull your credit scores and talk to a participating lender about minimum requirements.
- Estimate your debt-to-income ratio. If it is high, consider paying down debts.
- Set aside funds for any closing costs or reserves not covered by DPA.
- Register for a DCA-approved homebuyer education course.
- Ask a participating Georgia Dream lender to pre-qualify you and confirm DPA tiers and terms for your scenario.
How to get started in Brookhaven
Follow these steps to move forward with confidence:
- Visit the Georgia Dream program page to review program details and locate participating lenders.
- Call one or two lenders and request a Georgia Dream pre-qualification for DeKalb County. Ask about current DPA tiers, minimum credit scores, and DTI guidelines.
- Register for a DCA-approved homebuyer education course and save your certificate.
- Confirm DeKalb County income and purchase price limits for your household size.
- Once pre-qualified, tour Brookhaven homes that fit both your needs and the program limits.
- Submit a strong offer with your agent and lender aligned on Georgia Dream requirements.
Buying in Brookhaven can be within reach when you align your budget, education, and property search with Georgia Dream’s rules. If you want a step-by-step plan tailored to your household and timeline, let’s talk. Schedule your free consultation with True Atlanta Real Estate to start your Brookhaven purchase plan.
FAQs
What is Georgia Dream for Brookhaven buyers?
- Georgia Dream is a state-supported mortgage with optional down payment assistance available through participating lenders, and Brookhaven buyers use DeKalb County limits.
How do I find DeKalb income and price limits?
- Use the Georgia Dream program page to access the county-by-county income and purchase price limits and select DeKalb County for Brookhaven.
Do I have to be a first-time buyer?
- Typically yes, defined as not owning a principal residence in the past three years. Ask your lender about any current exceptions.
Can I buy a condo in Brookhaven with Georgia Dream?
- Some condos qualify if they meet lender and program requirements. Your lender will verify eligibility and any HOA documentation needed.
Does the assistance cover all my closing costs?
- It can cover the down payment and some allowable costs, but not always everything. Plan for any remaining closing costs and required reserves.
