Think You Need a Big Down Payment? Here’s What Georgia Buyers Are Using Instead...

If you’ve been holding off on buying because of the down payment, you’re not alone. It’s one of the biggest reasons people stay on the sidelines. But here’s what’s happening right now in Metro Atlanta: buyers are getting into homes with far less upfront than most people expect. Not because they saved more. Because they’re using the right programs.

Let’s Start Here

You do not need 20% down to buy a home. Many buyers are purchasing with 0% down, 3–3.5% down, or using down payment assistance that helps cover most of their upfront costs. The difference comes down to knowing what’s available—and how to use it. And this is where a lot of people get it wrong. They assume these programs are only for first-time buyers. Some are. But many are not.

First-Time vs. Repeat Buyers: What Actually Qualifies

There are absolutely programs designed specifically for first-time buyers—typically defined as someone who hasn’t owned a home in the last three years. Programs like the Georgia Dream Homeownership Program fall into this category, but even here, there are exceptions. Certain buyers (including those purchasing in targeted areas or meeting specific criteria) may still qualify even if they’ve owned before.

Local programs through Invest Atlanta and Atlanta Housing are often geared toward first-time buyers, but again, guidelines can vary depending on the program and location. Now here’s the part most people don’t realize: Repeat buyers are not automatically excluded.

There are loan options and even some assistance programs that allow buyers who have owned before to purchase again with low or no down payment—especially if they meet income limits or are buying in certain areas like Fulton County, Clayton County, DeKalb County, or Gwinnett County.

For many buyers, this is what bridges the gap between “not yet” and “ready to move forward.”

Georgia’s Most Common Starting Point

The Georgia Dream Homeownership Program is still one of the most widely used programs in the state. It can provide $10,000 to $12,500 in assistance that can be used toward your down payment and closing costs. In many cases, it comes with no monthly payment and is repaid later when you sell or refinance. For many buyers—especially first-time buyers—this is what bridges the gap between “not yet” and “ready to move forward.”

Local Programs Across Metro Atlanta

Depending on where you buy, you may have access to additional support at the city or county level. Buyers in Metro Atlanta may qualify for programs through Invest Atlanta and Atlanta Housing, which can offer significant assistance, sometimes structured as forgivable grants.

There are also opportunities in Fulton County, Clayton County, DeKalb County, and Gwinnett County, where buyers may find programs ranging from a few thousand dollars to over $20,000 depending on eligibility. Some of these are first-time buyer focused, while others allow repeat buyers depending on income, location, and how long it’s been since you last owned.

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What About Zero Down?

There are also loan options that require no down payment at all—and these are not limited to first-time buyers. Loans backed by the United States Department of Agriculture allow eligible buyers to purchase with 0% down in certain areas just outside Atlanta, including parts of Henry County and surrounding communities. This program is based on location and income—not whether you’ve owned before.

For eligible buyers, loans through the U.S. Department of Veterans Affairs also offer 0% down with no private mortgage insurance, and they can be used more than once. Even FHA loans, which require as little as 3.5% down, are available to both first-time and repeat buyers. And in many cases, these loan options can be paired with assistance programs to further reduce upfront costs.

What This Looks Like in Real Life

A buyer purchasing a $300,000 home might assume they need over $15,000 upfront between the down payment and closing costs. With the right combination of loan programs and assistance, that number can be reduced significantly—and in some cases, close to zero depending on eligibility. That’s the part most buyers never see until they actually start the process.

Want to see the full step-by-step process? Download the Home Buyer Roadmap to understand

exactly what happens from start to closing.

Why This Matters Right Now

These programs aren’t always guaranteed to be available forever. Funding can run out. Guidelines can change. And as home prices shift, so does what you qualify for. Waiting doesn’t always make things easier. Sometimes it just means missing opportunities that are available today.

Where to Start

The first step isn’t trying to figure this out on your own. It’s getting a clear picture of what you qualify for based on your income, location, and goals. Because whether you’re a first-time buyer or you’ve owned before, there may be more options available to you than you think. If you’re considering buying and want to see what this could look like for you, I’m happy to walk you through it. No pressure—just real information so you can decide what makes sense for you.

~ STRG

S. Thomas Realty Group

See What You Qualify For →