Last updated October 19, 2026
Mortgage Loans in Georgia: Conventional, FHA, VA, Jumbo & DSCR
ABS Home Mortgage, Inc. is a mortgage broker licensed to originate home loans across Georgia, from metro Atlanta to the Savannah coast and the military communities around Fort Benning, Robins AFB, Fort Stewart, and Hunter Army Airfield. We shop multiple wholesale lenders, compare programs side by side, and explain the Georgia-specific details that change your payment: county loan limits, property taxes, Georgia Dream assistance, and flood and insurance costs.
Figures as of October 2026 and subject to change. Typical home value and one-year change: Zillow (Georgia statewide). Median effective property tax rate: Ownwell (Georgia statewide median); actual rates vary widely by county, city, and taxing district.
Toll Free: 1-866-666-2378 (866-666-BEST)
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Georgia Mortgage Rates: What Actually Sets Your Number
There is no single Georgia mortgage rate. We compare your file across eligible programs and explain the costs alongside the payment. County loan limits, property taxes, insurance and assistance can change the comparison even when two buyers are looking in the same part of Georgia.
Credit and documentation
Your credit profile and income documentation help determine which programs fit.
Program and loan size
Conventional, FHA, VA, jumbo and investor loans have different requirements. The county matters for FHA, while Georgia's conforming one-unit limit is the same statewide.
Taxes and insurance
Escrowed property taxes and homeowner insurance feed the housing payment and debt-to-income ratio. County, city and taxing-district differences matter more than a statewide average for an individual property.
Occupancy and rate-lock planning
A primary home, second home and rental property do not use the same program assumptions. We explain how rate-lock choices and the proposed purchase affect your quote.
Rate information as of October 19, 2026 and subject to change without notice. Your actual rate depends on credit, loan amount, property type, occupancy, and program. This is not a commitment to lend. All loans subject to credit approval.
2026 Georgia Loan Limits
The one-unit conforming limit is statewide, but FHA uses county-specific limits. The table below separates the baseline, metro-Atlanta and Athens-area options.
| Program | Limit | County or qualification |
|---|---|---|
| Conforming (conventional), one-unit | $832,750 | All 159 Georgia counties |
| FHA, one-unit baseline | $541,287 | Baseline county limit |
| FHA, metro Atlanta | $718,750 | 24 counties including Fulton, Cobb, Gwinnett, DeKalb and Cherokee |
| FHA, Athens area | About $616,400–$638,250 | Intermediate tier: Clarke, Madison, Oconee and Oglethorpe |
| VA | No VA-imposed cap with full entitlement | Subject to borrower and property qualification |
| Jumbo | Above $832,750 | Above the conforming one-unit limit |
FHA limits depend on the county, so which side of the metro-Atlanta line you buy on can change your options. Compare FHA and conventional loans in Georgia.
2026 limits as of October 2026. Limits are set by FHFA and HUD, adjusted annually, and subject to change. Borrower and property qualification still apply.
Georgia Loan Programs
Choose the program around your property, occupancy and documentation. We compare the loan options with the county limits and full housing payment so that the program discussion reflects the Georgia home you want to finance.
Conventional
Conventional financing is an option for Georgia primary-home, second-home and rental purchases. The 2026 one-unit conforming limit is $832,750 in every Georgia county, so the county line does not change that limit.
FHA
FHA financing offers a low-down-payment path for eligible Georgia buyers. The metro-Atlanta one-unit limit differs from the statewide baseline and the intermediate Athens-area tier.
VA
VA loans serve eligible military families around Fort Benning, Robins AFB, Fort Stewart and Hunter Army Airfield. With full entitlement, eligible borrowers can buy with 0% down and no monthly mortgage insurance.
Jumbo
A Georgia one-unit loan above $832,750 is above the conforming limit and falls into jumbo financing. The loan size changes the options we compare, but taxes, insurance and occupancy still shape the payment.
Doctor loans
Doctor loan programs provide an option for physicians, including those working at Atlanta-area health systems. We compare the physician program with conventional and jumbo options for the property you are considering.
DSCR investor loans
DSCR loans qualify Georgia rental property on rental income rather than a traditional personal-income checklist. We compare the property's rent with its housing costs, including taxes and insurance. These are business-purpose investor loans, not financing for a home you plan to occupy.
Bank statement / Non-QM
Bank statement and Non-QM options may fit self-employed Georgia borrowers or buyers with irregular income. We review the documentation available for your file and compare the applicable program requirements.
Reverse mortgage
Georgia homeowners considering a reverse mortgage can review the program alongside their housing plans. We explain how the financing differs from a purchase or a standard refinance.
Refinance
A Georgia refinance starts with your existing loan, the property and what you want to change. We compare the proposed payment and costs rather than treating a new rate alone as the answer.
Georgia Dream Down Payment Assistance
Georgia Dream is a Georgia DCA program for eligible first-time buyers, buyers with no ownership interest in a primary residence in the past 3 years, or buyers in targeted areas. Assistance is up to $10,000 (standard) or up to $12,500 (PEN/CHOICE), depending on purchase price and program. Under Georgia Dream Standard, effective July 8, 2026, that is 5% of the purchase price or $10,000, whichever is less, and 6% or $12,500 for PEN (protectors, educators, nurses/healthcare, active military) or CHOICE (a family member with a disability). FHA/VA-based Peach Plus provides 3.5% or $10,000, or 4% or $12,500 for PEN/CHOICE; conventional-based Peach Advantage provides 2% to 5% of the first loan.
The assistance is a 0% interest second mortgage with no monthly payment, repayable when you sell, refinance, or move out of the home as your primary residence.
DCA requires a 640 minimum middle credit score, a homebuyer education class, a $1,000 minimum buyer contribution and a 30-year fixed loan, and limits liquid assets to the greater of $20,000 or 20% of the sales price. Standard maximum sales prices are $625,000 in metro Atlanta, $525,000 in the Athens area and $475,000 in all other counties; Peach Plus and Peach Advantage limits are $725,000, $650,000 and $575,000. Household income limits apply by county and household size, and DCA sets the rate. Figures per Georgia DCA as of October 19, 2026, subject to change.
Read the Georgia FHA, conventional and Georgia Dream guide for the program comparison.
Program terms as of October 2026 and subject to change. Eligibility, income and purchase-price requirements apply.
Where We Lend in Georgia
Our Georgia lending coverage runs from metro Atlanta to the coast and communities across the state.
Coastal Georgia
Compare programs for the property, county taxes and insurance costs.
Across Georgia
We also lend in Augusta, Athens, Columbus and Macon.
We serve all 159 Georgia counties including Fulton, Gwinnett, Cobb, DeKalb, Cherokee, and more.
Buying in Georgia on a Visa or as a Non-Resident
FHA is closed to non-permanent residents under HUD Mortgagee Letter 2025-09, effective May 25, 2025. Conventional financing remains available to eligible visa holders on the same terms as citizens, subject to legal presence, work authorization and underwriting requirements. Our H-1B and NRI mortgage guide explains the documentation review so we can compare the programs that fit your status and Georgia property.
Investing in Georgia Rental Property
Georgia DSCR loans qualify rental property on rental income rather than a traditional personal-income checklist. We review the rent against the housing costs, including property taxes and insurance, and confirm the applicable business-purpose program requirements. Read the Atlanta metro investor guide as you compare the property and financing, with qualification still subject to underwriting.
Georgia Housing Market Snapshot
Zillow's October 2026 statewide typical home value is $329,115, with a one-year change of -0.6%. Atlanta's typical value is $380,331, with a one-year change of -1.9%. Figures are subject to change; a statewide or city typical value is context, not a valuation of a particular home.
Statewide and Atlanta values
Prices are roughly flat to slightly down year over year, so buyers may have more negotiating room. Local submarkets differ, and the statewide and Atlanta figures do not tell you what every seller will accept.
Taxes and homeowner insurance
Ownwell's Georgia statewide median effective tax rate is 1.00%, as of October 2026 and subject to change. Actual rates vary widely by county, city and taxing district. Escrowed taxes and homeowner insurance feed the debt-to-income ratio, so those costs belong beside the proposed loan payment.
Georgia Dream Program
Georgia DCA's Georgia Dream program offers down payment assistance through participating lenders. We explain how DCA's requirements compare with FHA, VA and conventional options.
Local Expertise
We explain the Georgia-specific details that change the comparison: county FHA limits, property taxes, Georgia Dream assistance, and flood and insurance costs. Our role is to compare eligible programs and explain the payment for the property you are considering.
Frequently Asked Questions About Georgia Mortgages
Answers to common questions from Georgia homebuyers and investors.
Program terms, loan limits and eligibility figures as of October 2026 and subject to change. This is not a commitment to lend. Rates, terms, and programs subject to change without notice. All loans subject to credit approval.
Ready to Buy or Refinance in Georgia?
Tell us about your Georgia property and financing goals. We will compare eligible programs and explain the costs and documentation requirements for your situation. Request a mortgage quote or review the application page.
Toll Free: 1-866-666-2378 (866-666-BEST)
Georgia Buyer Guides
FHA vs. Conventional in Georgia (2026)
Why the metro-Atlanta county line changes your FHA limit by nearly $180,000, plus Georgia Dream down payment assistance.
Read articleH-1B & NRI Mortgage Guide 2026
Visa-holder and non-resident borrower playbook: down payment, docs, and how to qualify with foreign income.
Read articleAtlanta Metro Investor Guide: DSCR, Taxes and the Counties Worth Watching
County-by-county property tax rates, how non-homestead bills are exposed, short-term rental rules that lock out most investors, and where the growth actually is.
Read article