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Georgia program

Georgia Dream PEN

Georgia route through Georgia Department of Community Affairs. This page stays free for the core public facts. Open paid access only when you need the full state board, related paths, and the decision layer around this program.

Deferred second mortgage Repay later on trigger 2026-04-13
Agency Georgia Department of Community Affairs
Support type Deferred second mortgage
Amount highlight PEN borrowers can receive 6% of the property purchase price, up to $12,500, in down payment assistance.
Last verified 2026-04-13

Decision-ready public facts

What stays free on this program page

Quick answer from published facts. Use this first, then jump to Go to Georgia program hub if you need the wider state context.

Amount

PEN borrowers can receive 6% of the property purchase price, up to $12,500, in down payment assistance.

Type

Deferred second mortgage

Repayment

The Georgia Dream second mortgage carries 0% interest with no monthly payment and becomes due when the home is sold or transferred, the first mortgage is refinanced, or the property stops being the borrower's principal residence.

First-time buyer

Unknown

Program guide

What to know before you click through

This is still the free fact layer. Open the official source when a detail affects eligibility, repayment, lender choice, or whether this path should stay on your shortlist.

Who qualifies?

Law enforcement officers, Correctional officers, Firefighters, Volunteer firefighters

What support do you get?

PEN borrowers can receive 6% of the property purchase price, up to $12,500, in down payment assistance.

Do you repay it?

The Georgia Dream second mortgage carries 0% interest with no monthly payment and becomes due when the home is sold or transferred, the first mortgage is refinanced, or the property stops being the borrower's principal residence.

How do you apply?

Apply through a Georgia Dream participating lender.

Application timing

A participating lender takes the application, reserves PEN and Georgia Dream funds in the DCA Lender Portal, submits a fully underwritten package for DCA compliance review, and must complete submission, closing, and purchase-package funding within the 75-day reservation period.

Official source evidence

The official Georgia Dream page says the Protectors, Educators & Nurses option offers 6% of the property purchase price or $12,500, whichever is less. The 2024 Georgia Dream Seller Guide revised July 1, 2025 defines eligible PEN public protectors to include police, sheriff's office, correctional, other law-enforcement, firefighter, and volunteer firefighter roles. The official Georgia Dream FAQ says the second mortgage has 0% interest, no monthly payment, and is due when the borrower sells or transfers the home, refinances the first mortgage, or no longer occupies the property as a principal residence.

View official source

Last verified

2026-04-13

Revised July 1, 2025

Paid preview

What paid access adds for Georgia Dream PEN

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Comparison preview

Georgia Dream PEN

Amount: PEN borrowers can receive 6% of the property purchase price, up to $12,500, in down payment assistance.

Repayment: The Georgia Dream second mortgage carries 0% interest with no monthly payment and becomes due when the home is sold or transferred, the first mortgage is refinanced, or the property stops being the borrower's principal residence.

First-time buyer: Unknown

Timing: A participating lender takes the application, reserves PEN and Georgia Dream funds in the DCA Lender Portal, submits a fully underwritten package for DCA compliance review, and must complete submission, closing, and purchase-package funding within the 75-day reservation period.

Risk checks preview

What gets flagged before you call a lender

  • Georgia Dream PEN requires a participating lender.
  • Georgia Dream PEN must be paired with a specific first mortgage.

Lender questions preview

Questions tied to this exact path

  • Is your team approved to originate Georgia Dream PEN for this household and loan setup?
  • Which first-mortgage product must be paired with Georgia Dream PEN, and what breaks eligibility?

Action checklist preview

What you would do next

  • Review the official Program guide for Georgia Dream PEN
  • Ask whether your lender is approved for this exact program and loan structure.
Open the full Georgia board

Paid research preview

What paid research already covers in Georgia

Paid research already tracks city and county programs, public employee or pension paths, specialty and conditional paths for Georgia.

4 tracked deeper records

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What unlocks after payment

Specific program names, source notes, current-vs-conditional judgments, and the next lender or agency questions tied to this state.

1 tracked

city and county programs

City and county down payment or closing-cost programs that never make it into the free statewide layer.

1 tracked

public employee or pension paths

Public employee or pension-backed mortgage angles that need slower source review.

2 tracked

specialty and conditional paths

Conditional, paused, or specialty paths worth checking before you assume the state is a dead end.

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Full state board

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