Mortgage guidance · Licensed state
Mortgage broker serving Georgia
Michael DuBois is a mortgage broker serving eligible buyers and homeowners in Georgia, one of 14 states where he is licensed through Stonebridge Mortgage Inc. For first-time buyers, Georgia Department of Community Affairs (DCA) publishes a homeownership program worth checking before you commit to a financing plan.
Which Georgia first-time-buyer resource is available?
Georgia Dream Loan Program is published by Georgia Department of Community Affairs (DCA). DCA says Georgia Dream provides assistance and funding for eligible first-time homebuyers. Its official page lists eligibility for first-time buyers, buyers who have not owned a home in the past three years, or buyers purchasing in certain areas, subject to household-income, liquid-asset, credit, purchase-price and other requirements. Effective July 8, 2026, the Standard option is listed as 5% of purchase price up to $10,000; PEN and Choice options are listed as 6% up to $12,500 for qualifying applicants. Loans are 30-year fixed-rate mortgages, with participating lenders providing credit approval for eligible FHA, USDA-RD, VA or conventional loans.
Program availability, rates and borrower eligibility change. Ask the agency or a participating lender to confirm the current rules for the property and your application.
How might Georgia property taxes affect the payment?
Georgia property taxes are local: Georgia.gov says each county and municipality sets its own rate, while the Georgia Department of Revenue says county Boards of Tax Assessors assess property and Tax Commissioners collect ad valorem taxes. Your amount and due dates depend on the property’s location; check the relevant county tax office and homestead-exemption rules.
Official references: Georgia property tax guidance · Georgia property tax guidance
Get a property-specific estimate from the local assessor or tax office; a seller's existing bill might not reflect your future taxes.
What should a Georgia buyer know about closing costs?
Closing costs vary by transaction and are not a guaranteed percentage. The CFPB defines them as upfront costs charged to obtain the loan and transfer ownership; review the lender’s Loan Estimate and compare offers. The CFPB also notes that property taxes are set by state or local government, not the lender.
References: CFPB: mortgage closing costs
Review the Loan Estimate and Closing Disclosure for your actual numbers and any credits or assistance. Michael can help you ask the right questions while the lender and settlement provider confirm the figures.
Georgia mortgage questions
Do I apply for Georgia Dream directly through DCA?
No—Georgia Dream applications go through a participating lender rather than directly through DCA. The lender handles the mortgage and program paperwork and can review your current eligibility.
Where can Georgia buyers check first-time-buyer programs?
Start with the Georgia Department of Community Affairs’ official Homeownership and Georgia Dream pages. A participating Georgia Dream lender can then confirm the current option and area-specific requirements that apply.
How are property taxes handled in Georgia?
Georgia property taxes are handled locally, with county Boards of Tax Assessors assessing property and Tax Commissioners collecting ad valorem taxes. Check the relevant county tax office for the property’s amount, due dates, and homestead-exemption rules.
Which closing costs should a Georgia buyer plan for?
Budget for the upfront charges involved in obtaining the mortgage and transferring ownership, with the exact amounts depending on the transaction. Use the lender’s Loan Estimate to see the itemized costs and compare offers; property taxes are set by government authorities, not the lender.
Does the Georgia Dream Loan Program guarantee assistance?
No. Georgia Dream assistance is not automatic: the participating lender must apply DCA’s current requirements and determine the applicable option, amount, and terms for the borrower.