First-time homebuyers · Georgia & South Carolina
First-time homebuyer help in Georgia and South Carolina
Buying your first home is a big step. We can help you understand the loan options and state programs that may fit, and what to do before you start touring homes.
Licensed mortgage broker in Georgia & South Carolina · NMLS #2694379
State programs that may help
Both states run homebuyer programs through their housing agencies. They have income and price limits, and availability depends on participating lenders, so ask us whether one may fit.
Georgia Dream
Georgia’s Department of Community Affairs offers a first mortgage plus down payment assistance as a deferred second mortgage, repaid when you sell, refinance, or move out. Every borrower must complete homebuyer education.
Ask about Georgia DreamSC Housing
SC Housing offers a Homebuyer Program with down payment assistance that may be forgiven if you stay in the home long enough, and Palmetto Home Advantage, which has no first-time buyer requirement.
Ask about SC HousingLoan types to compare
Conventional, FHA, VA, and USDA loans each have different credit, property, and mortgage insurance rules. USDA loans may be available in some rural areas, such as parts of Columbia County around Appling and Harlem.
Explore home loan options
Good to know before you start
A little preparation makes the process smoother and helps you avoid surprises at closing.
You may count as a first-time buyer
Under HUD’s definition, you are generally a first-time buyer if you haven’t owned a home in the past three years. Some single parents and displaced homemakers also qualify.
Homebuyer education
Many programs require a homebuyer education course, and it’s worth taking even when it isn’t required. Find a HUD-approved counselor at HUD’s housing counselor lookup or 800-569-4287.
Budget for more than the down payment
Plan for closing costs, homeowners insurance, property taxes, and any HOA dues, plus a cushion for repairs after you move in.
Get pre-approved first
A pre-approval shows sellers you are ready and tells you what price range to shop in. It starts with a short conversation. Start your pre-approval.
Your first steps
Most first-time buyers follow the same path.
1. Talk with us
Share your goals, budget, and timeline. We’ll explain which loans and programs may fit.
2. Take homebuyer education
Complete a course if your program requires it, or simply to learn the process.
3. Get pre-approved
After we review your credit, income, and assets, eligible buyers may receive a pre-approval letter.
4. Shop with your agent
Tour homes in your price range, make an offer, and we’ll guide the loan to closing.
Common questions
First-time buyer questions
I owned a home years ago. Am I still a first-time buyer?
Possibly. HUD and many state programs treat you as a first-time buyer if you haven’t owned a home in the past three years. Some programs have exceptions for certain areas.
Do I have to take a homebuyer class?
Georgia Dream requires homebuyer education for every borrower, and other programs may too. HUD-approved counselors can help you find a course.
Are there income limits?
Georgia Dream and the SC Housing Homebuyer Program have income and purchase price limits. Palmetto Home Advantage has an income limit but no first-time buyer requirement.
Do you help buyers in South Carolina too?
Yes. Mortgage Capital Services is licensed in Georgia and South Carolina, including North Augusta, Aiken, and the Lowcountry.
Start here
Talk with us about your first home
Tell us where you want to live and your timeline. We will follow up to explain your options and next steps.
Important: This page is educational and is not financial, legal, or tax advice, or a commitment to lend. All loans are subject to credit approval, property eligibility, and program requirements. State homebuyer programs are offered by the Georgia Department of Community Affairs and SC Housing through participating lenders and have income, price, and other limits; Mortgage Capital Services is not affiliated with or endorsed by any government agency. Program rules, limits, and property tax exemptions are set by government agencies and can change; confirm details before relying on them. Mortgage Capital Services, LLC NMLS #2694379 · Billy D. Peel NMLS #332044 · Samantha S. Peel NMLS #2685482 · Licensed in Georgia & South Carolina · Equal Housing Opportunity.