FHA loans · Georgia
How FHA works when you buy in Georgia
FHA loans work the same way in Georgia as anywhere else, because HUD writes the rules. Georgia changes three things around them: an attorney closes your loan, you can add Georgia Dream down payment help if you qualify, and your county sets your FHA loan limit. FLO Mortgage arranges FHA loans for Georgia buyers through partner lenders.
$718,750
HUD's 2026 one-unit FHA limit in metro Atlanta counties.
640
The credit score Georgia Dream asks for.
April 1
Deadline to file Georgia's homestead exemption after you move in.
The FHA rules Georgia buyers follow
HUD sets the same floor for every state:
Credit score: 500 at minimum. From 500 to 579, HUD limits the loan to 90% of the home's value. At 580 and up, you can use HUD's maximum financing.
Income: a lender verifies your most recent two years of work and income.
Debts: HUD's automated system weighs your debt-to-income ratio, and manual reviews follow HUD's fixed limits.
The home: you live in it as your primary home, and an FHA appraiser checks HUD's minimum property standards.
Partner lenders can set stricter minimums. Every detail, including manual underwriting and the 2027 credit score change, is in our FHA loan requirements guide. Had a bankruptcy or foreclosure? See HUD's waiting periods.
FHA loan limits in Georgia for 2026
HUD sets a limit for every county. For 2026, most Georgia counties use HUD's one-unit floor of $541,287. Metro Atlanta counties in HUD's Atlanta-Sandy Springs-Roswell area, including Cobb, DeKalb, Clayton, Cherokee and Douglas, have a one-unit limit of $718,750. Clarke County (Athens) is $616,400. Look up your county on HUD's FHA limit search (opens in a new tab), or ask your loan officer. Limits are higher for 2 to 4 unit homes.
Pairing FHA with Georgia Dream
The Georgia Department of Community Affairs (DCA) runs Georgia Dream, a down payment assistance program that works with FHA, VA, USDA and conventional first mortgages. You apply through a participating lender. DCA's main rules:
• First-time buyers: you haven't owned a home in the past three years. Buyers in DCA's targeted areas and veterans can qualify without that rule.
• Credit score: Georgia Dream asks for at least 640. That's higher than FHA's floor, so a buyer in the 500s may qualify for FHA but not for Georgia Dream.
• Homebuyer education: at least one buyer finishes a DCA or HUD-approved class or counseling, or DCA's online course, within 12 months before closing.
• Income and savings: household income and liquid assets have to stay under DCA's limits.
• Larger help for some buyers: DCA's PEN option covers public protectors, educators, healthcare workers and active military, and its CHOICE option covers households with a member who has a disability.
DCA changes its assistance amounts and income limits from time to time, so check DCA's Georgia Dream pages (opens in a new tab) or ask your loan officer for the current figures. DCA also runs Peach Plus, which accepts repeat buyers. To compare Georgia Dream with grant programs, see FHA down payment assistance.
How a Georgia FHA closing works
• An attorney closes the loan. Georgia requires a licensed attorney to oversee real estate closings, so your closing happens at a law office or with an attorney present.
• You sign a security deed. Georgia uses a security deed (deed to secure debt) instead of a mortgage document.
• State taxes at closing. Georgia charges an intangible recording tax on the loan and a transfer tax on the sale. Your Closing Disclosure lists both.
• Seller help. FHA lets the seller pay up to 6% of the price toward your closing costs.
After closing: Georgia's homestead exemption
Once you own and live in the home on January 1, you can file for Georgia's homestead exemption with your county tax office. The deadline is April 1. The exemption lowers the taxable value of your home, which can lower your monthly escrow. Details are on the Georgia Department of Revenue site (opens in a new tab).
Condos, wells and rural homes
• Condos: check the building on HUD's FHA-approved condo list (opens in a new tab). Not on the list? Don't worry. A single-unit approval, often called a spot approval, can work when the building meets HUD's conditions, and a licensed loan officer can check it before you make an offer.
• Homes on a well: in July 2026, HUD waived its own well distance rules for existing homes that meet the local health department's distance rules and pass a water test. That helps many rural Georgia homes qualify.
• Rural areas: if the home sits in a USDA-eligible area, ask your loan officer to price a USDA loan next to FHA.
How FLO Mortgage helps Georgia buyers
FLO Mortgage, LLC holds Georgia Mortgage Lender License #1835856. We arrange FHA loans through partner lenders and work with Georgia buyers by phone and online, from Savannah to the Atlanta suburbs. See our Georgia mortgage page, compare FHA vs conventional, or start with our FHA loan overview.
FHA in Georgia: common questions
Can I use Georgia Dream with an FHA loan?
Yes. Georgia Dream works with FHA, VA, USDA and conventional first mortgages through participating lenders. You also need to meet DCA's rules, including a 640 credit score, homebuyer education and income limits.
What is the FHA loan limit in Georgia for 2026?
It depends on the county. Most Georgia counties use HUD's 2026 one-unit floor of $541,287. Metro Atlanta counties such as Cobb, DeKalb and Clayton are $718,750, and Clarke County (Athens) is $616,400. HUD's FHA limit search shows the exact figure for every county.
Do I need an attorney to close an FHA loan in Georgia?
Yes. Georgia requires a licensed attorney to oversee real estate closings, whatever the loan type.
What credit score do I need for an FHA loan in Georgia?
HUD's minimum is 500, with HUD's maximum financing at 580 and up. Partner lenders may require more, and Georgia Dream asks for at least 640 if you want its down payment help.
Can I buy a home with a well using an FHA loan in Georgia?
Often, yes. Since July 2026, HUD accepts an existing home's well when it meets the local health department's distance rules and the water test comes back acceptable.
Is FLO Mortgage licensed in Georgia?
Yes. FLO Mortgage, LLC holds Georgia Mortgage Lender License #1835856, Company NMLS #1835856. FHA loans are arranged through partner lenders.
Buying in Georgia with FHA?
A licensed loan officer can check your credit, your county's limit and Georgia Dream eligibility in one conversation. Prefer to talk? Call (386) 882-9980.
This page is general education, not a commitment to lend or an offer of specific terms. All loans are subject to credit approval, underwriting guidelines and property eligibility. Not all applicants will qualify. FLO Mortgage arranges FHA loans through partner lenders and does not underwrite or fund them. Georgia Dream is a program of the Georgia Department of Community Affairs, which sets its own eligibility rules and amounts. Program rules come from HUD Handbook 4000.1, HUD Mortgagee Letter 2026-11, HUD's July 2026 well water waiver and DCA's Georgia Dream materials, checked October 22, 2026, and may change. FLO Mortgage is licensed as a mortgage lender in Georgia (#1835856) and Florida (MLD2621), Company NMLS #1835856; Broker Owner Joy McCoy Flores, NMLS #1096400. Equal Housing Opportunity. Licensing & Disclosures.