First Time Home Buyer Guide for Northwest Georgia (2026)
Buying your first home in Powder Springs, Kennesaw, Marietta, Acworth, Dallas, or anywhere in Northwest Georgia and Cobb County? This guide walks you through every step in plain language: what it costs, how Georgia down payment assistance works, and what to expect from your first call to closing day.
Quick Answers
- Are you a first time buyer? For Georgia Dream, yes if you have not owned and lived in a home in the last 3 years.
- Down payment help: Georgia Dream offers up to $10,000 (5% of the price, whichever is less), or up to $12,500 for eligible protectors, educators, nurses, and households with a disability.
- Credit score: Georgia Dream requires at least 640.
- Your own money: Georgia Dream requires at least $1,000 from you.
- Homebuyer class: Required for Georgia Dream and available online.
Step by Step: How to Buy Your First Home in Georgia
- Check your budget and credit. Look at your monthly income, debts, and savings, and pull your credit report so there are no surprises.
- Talk to a lender and get preapproved. A preapproval tells you how much you can borrow and shows sellers you are serious. Ask about Georgia Dream and other first time buyer programs.
- Take a homebuyer education class. Georgia Dream requires one, and it is worth it even if you use a different program.
- Choose your agent. Work with someone who explains everything and works for you. I guide first time buyers in English or Spanish.
- Search for homes. We narrow down neighborhoods, commute, schools, and must haves, then tour homes that fit your budget.
- Make an offer. I help you write a strong offer, including price, earnest money, and the protections you need.
- Inspection and appraisal. The inspection checks the condition of the home. The appraisal confirms the value for your lender.
- Close and get your keys. You review and sign your final documents, and the home is yours.
How Much Money Do You Need?
Your total depends on the home price, your loan type, and whether you qualify for assistance. Here are the main costs to plan for:
- Down payment. FHA loans allow 3.5% down. Some conventional loans for first time buyers allow as little as 3% down. VA loans (for eligible military and veterans) and USDA loans (for eligible rural areas) can allow 0% down.
- Closing costs. Lender fees, title, taxes, and prepaid items. Your lender will give you an estimate early in the process.
- Earnest money. A good faith deposit you pay when your offer is accepted. It goes toward your purchase at closing.
- Inspection and appraisal. Usually paid before closing.
Example: The median home value in Cobb County is $407,200 (U.S. Census, 2020 to 2024). With an FHA loan at 3.5% down, the down payment on that price would be about $14,252. A buyer who qualifies for Georgia Dream could receive $10,000 of assistance toward costs like these. Your numbers will depend on your price, loan, and lender.
Georgia Dream Down Payment Assistance
Georgia Dream is the state's homeownership program, run by the Georgia Department of Community Affairs (DCA). It pairs a first mortgage with a down payment assistance loan.
| Program | Who it is for | Assistance |
|---|---|---|
| Standard | Any eligible buyer | 5% of price or $10,000, whichever is less |
| PEN | Eligible protectors, educators, and nurses | 6% of price or $12,500, whichever is less |
| Choice | Households with a member who has a disability | 6% of price or $12,500, whichever is less |
- The assistance is a 0% second mortgage with no monthly payments and deferred repayment. Ask your lender to explain exactly when it is due.
- Minimum credit score of 640 (660 for manufactured homes).
- You contribute at least $1,000 of your own money.
- Homebuyer education is required.
- Household income limits and home price limits apply and vary by county and family size.
Source: Georgia DCA Georgia Dream program matrix, version dated July 8, 2026. Program rules and limits change, so confirm current details with a participating lender or on the Georgia DCA website.
Where First Time Buyers Are Buying in Northwest Georgia
I help first time buyers across Cobb and Paulding counties. Here is a quick look at the areas I work in most. Every buyer's budget and must haves are different, so the best way to know what fits you is to talk it through.
Marietta
The Cobb County seat, with the historic Marietta Square at its heart. Marietta has a wide mix of home ages and styles, which gives first time buyers room to get creative.
Kennesaw
Home to Kennesaw State University and Kennesaw Mountain National Battlefield Park, with quick access to I-75 in north Cobb.
Powder Springs
A small town feel in southwest Cobb, with the Silver Comet Trail running right through town.
Acworth
Known as the Lake City, with Lake Acworth and Lake Allatoona nearby and easy access to I-75.
Dallas
The county seat of Paulding County, just west of Cobb. Worth a look if you are open to widening your search a few miles.
From Mari: "Good bones is a real thing." (Marietta)
I worked with buyers in Marietta who wanted a bigger home, but every search in their budget and preferred area kept pulling up smaller houses. So we got creative and started looking at older homes. We found a 4 bedroom house right in the location they wanted. The inspection checked out, and even the original 1980s appliances were still running like new. Cosmetic updates can come over time, or with a good DIY weekend. Landing the space they needed, where they wanted to live, was the real win.
If you think your home isn't out there, don't give up. Sometimes it just takes expanding your search a couple of miles, or putting a little elbow grease into a fantastic older home. They really don't build them like they used to.
Not sure which area fits your budget? Tell me what you are looking for and I will help you compare.
After You Buy: Apply for Your Homestead Exemption
If you own and live in your home as of January 1, you can apply for a homestead exemption, which can lower your property taxes. In Cobb County you apply with the Cobb County Tax Commissioner's office. I remind every buyer to file after closing.
Compra Tu Primera Casa en Español
¿Estás pensando en comprar tu primera casa en Georgia? Te explico cada paso en español, desde la preaprobación hasta el cierre, incluyendo la ayuda para el pago inicial de Georgia Dream. Ver la página en español o llámame al 404-747-4661.
First Time Home Buyer FAQs
Who counts as a first time home buyer in Georgia?
For the Georgia Dream program, you count as a first time buyer if you have not owned and lived in a home as your primary residence in the last 3 years. U.S. military veterans can be exempt from this rule, and buyers in certain targeted areas do not have to be first time buyers.
How much down payment assistance can I get in Georgia?
Georgia Dream offers 5% of the purchase price or $10,000, whichever is less. Eligible protectors, educators, and nurses (PEN), and households with a member who has a disability (Choice), can get 6% of the price or $12,500, whichever is less. It is a 0% second mortgage with no monthly payments and deferred repayment.
What credit score do I need to buy my first home in Georgia?
Georgia Dream requires a minimum credit score of 640 (660 for manufactured homes). Other loan programs and lenders have their own minimums, so a lender can tell you exactly where you stand.
How much money do I need saved to buy a home in Cobb County?
It depends on the price, the loan type, and whether you use down payment assistance. Georgia Dream requires at least $1,000 of your own money. You will also want savings for earnest money, a home inspection, the appraisal, and closing costs. Some of these costs can be covered by assistance or negotiated with the seller.
Can I buy my first home completely in Spanish?
Yes. I am a bilingual REALTOR and can guide you through every step in Spanish, from your first consultation to closing day. Some official documents are only available in English, and I will explain each one to you in Spanish.
How do I get started buying my first home with Mari?
Fill out my short first time buyer form or call or text me at 404-747-4661. I will reach out to set up a time to talk about your goals, your budget, and your next steps.
Ready to Buy Your First Home?
Tell me a little about your plans and I will reach out to set up a time to talk. No pressure, no sales pitch, just a clear plan for your first home.
Prefer to talk now? Call or text 404-747-4661 or email mari@casitameanshome.com.