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Rhoda Fleming · REALTOR® · REAL Broker · Gwinnett County, GA

Chapter 07 · First Home

Buying your first home in Georgia, with the state helping

This guide walks first-time buyers through the process as it actually works in Georgia, starting with the state’s flagship assistance program: Georgia Dream, which pairs a below-market mortgage with down payment and closing cost help of up to $12,500 for eligible buyers. Gwinnett’s balanced market, with real inventory in Lawrenceville, Snellville, Dacula, and Grayson, is one of the friendliest first-time markets in the metro. From pre-approval to closing, here are the steps, the documents, and the deadlines that separate a smooth first purchase from a stressful one.

The Assistance

Georgia Dream: the state’s helping hand

Run by the Georgia Department of Community Affairs, Georgia Dream pairs a 30-year fixed mortgage at a below-market rate with a 0% interest, no-monthly-payment second mortgage for down payment and closing costs. It is repaid only when you sell, refinance, or stop using the home as your primary residence.

Eligibility at a glance: first-time buyers (or anyone who has not owned a home in the past three years), household income within program limits, a purchase price under the program cap of $625,000, liquid assets within limits, and completion of DCA-approved homebuyer education. Buyers typically bring a modest personal contribution of around $1,000.

Standard tier · all eligible buyers

5% of the purchase price or up to $10,000

PEN tier · protectors, educators & nurses

Up to $12,500 for police, fire, EMS, teachers, and healthcare workers

CHOICE tier · buyers with disabilities

6% of the purchase price or up to $12,500

Also ask about: a Mortgage Credit Certificate, which can turn up to 20% of mortgage interest into a federal tax credit, effectively cutting your monthly payment; and any county-level down payment grant where you buy. Sources: Georgia DCA; program flyers.

The Path

Six steps from renter to owner

  1. Step 01

    Talk to a lender

    Get pre-approved and run your numbers against Georgia Dream eligibility before you look at a single listing.

  2. Step 02

    Take the education course

    DCA-approved homebuyer education is required for Georgia Dream and it is genuinely useful; it covers budgeting, credit, and the closing process.

  3. Step 03

    Build the shortlist

    Schools, commute, and price band first. Rhoda matches the shortlist to your budget and assistance picture in one sitting.

  4. Step 04

    Offer and negotiate

    A first offer is a strategy, not a hope. Compare like-for-like comps, and keep seller-concession room for closing costs.

  5. Step 05

    Inspect without rose glasses

    A licensed inspection is non-negotiable; a sewer scope and a second walkthrough are cheap insurance on your largest purchase.

  6. Step 06

    Close and claim the exemption

    Review settlement numbers line by line, take the keys, and file your homestead exemption with the county by April 1.

First home? First conversation is on Rhoda.

She has guided first-time buyers through new construction and resales across the metro for 19 years, including the Georgia Dream paperwork. Bring your pre-approval questions; leave with a plan and a price range.

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