See programs you qualify for

By Tyler Thompson · Licensed Real Estate Agent · Updated March 23, 2026

Homebuyer Programs in Macon, GA (2026)

Population: 157,000 | Median home price: $195,000 | Est. closing costs: $4,000 - $6,000

Macon is a consolidated city-county in central Georgia with a median home price around $195,000, making it one of the more affordable metro areas in the state. The standout local program is the College Hill Down Payment Assistance Program, which offers up to $25,000 for income-eligible buyers purchasing in the historic College Hill neighborhood. The Macon-Bibb County Affordable Housing Fund also provides down payment and closing cost assistance to households earning up to 120% of the area median income. At the state level, the Georgia Dream Homeownership Program offers up to $10,000 in deferred-loan DPA, with enhanced amounts of up to $12,500 for public protectors, educators, and nurses through the PEN add-on. By combining local, state, and federal programs, Macon-Bibb County buyers in qualifying neighborhoods could access over $35,000 in total assistance.

City Programs in Macon

Program Name	Type	Amount	First-Time Only	Details
Macon-Bibb College Hill Down Payment Assistance Program	Grant	Up to $25,000	Yes	View →

Macon-Bibb College Hill Down Payment Assistance Program

Type:: Grant
Amount:: Up to $25,000
First-time only:: Yes

County Programs in Bibb County

Program Name	Type	Amount	First-Time Only	Details
Macon-Bibb County Affordable Housing Fund	Grant	Down payment and closing cost assistance (amount varies)	No	View →

Macon-Bibb County Affordable Housing Fund

Type:: Grant
Amount:: Down payment and closing cost assistance (amount varies)
First-time only:: No

State Programs in Georgia

Program Name	Type	Amount	First-Time Only	Details
FHLBA Community Partners Product	Forgivable Loan	Up to $20,000 in home purchase assistance for down payment and closing costs	No	View →
FHLBA First Time Homebuyer Product	Forgivable Loan	Up to $17,500 in home purchase assistance for down payment and closing costs	Yes	View →
FHLBA Workforce Housing Plus+	Grant	Up to $15,000 in home purchase assistance for down payment and closing costs	No	View →
Georgia Dream Homeownership Program	Deferred Loan	5% of purchase price up to $10,000; 6% up to $12,500 for PEN (protectors, educators, nurses/health care, active military) and CHOICE (household member with a disability) borrowers	Yes	View →
Georgia Dream Peach Advantage Program	Deferred Loan	2% to 5% of purchase price in down payment assistance, or 0% DPA option with a reduced first mortgage interest rate	No	View →
Georgia Dream Peach Plus Program	Deferred Loan	3.5% of purchase price up to $10,000; 4% up to $12,500 for PEN (protectors, educators, nurses/health care, active military) and CHOICE (household member with a disability) borrowers	No	View →

FHLBA Community Partners Product

Type:: Forgivable Loan
Amount:: Up to $20,000 in home purchase assistance for down payment and closing costs
First-time only:: No

FHLBA First Time Homebuyer Product

Type:: Forgivable Loan
Amount:: Up to $17,500 in home purchase assistance for down payment and closing costs
First-time only:: Yes

FHLBA Workforce Housing Plus+

Type:: Grant
Amount:: Up to $15,000 in home purchase assistance for down payment and closing costs
First-time only:: No

Georgia Dream Homeownership Program

Type:: Deferred Loan
Amount:: 5% of purchase price up to $10,000; 6% up to $12,500 for PEN (protectors, educators, nurses/health care, active military) and CHOICE (household member with a disability) borrowers
First-time only:: Yes

Georgia Dream Peach Advantage Program

Type:: Deferred Loan
Amount:: 2% to 5% of purchase price in down payment assistance, or 0% DPA option with a reduced first mortgage interest rate
First-time only:: No

Georgia Dream Peach Plus Program

Type:: Deferred Loan
Amount:: 3.5% of purchase price up to $10,000; 4% up to $12,500 for PEN (protectors, educators, nurses/health care, active military) and CHOICE (household member with a disability) borrowers
First-time only:: No

Federal Programs

Program Name	Type	Amount	First-Time Only	Details
FHA Loans	Government-Insured Mortgage	Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026)	No	View →
Good Neighbor Next Door (HUD)	Government Property Sale Program	50% discount off the list price of HUD-owned homes	Yes	View →
Home Possible Mortgage (Freddie Mac)	Government-Guaranteed Mortgage	Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment	No	View →
HomeReady Mortgage (Fannie Mae)	Government-Guaranteed Mortgage	Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment	No	View →
HUD $100 Down Program	FHA-Financed HUD REO Purchase	Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs.	No	View →
USDA Rural Development Loans	Government-Guaranteed Mortgage	100% financing (no down payment required); loan amount up to appraised value	No	View →
VA Loans	Government-Guaranteed Mortgage	No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026)	No	View →

FHA Loans

Type:: Government-Insured Mortgage
Amount:: Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026)
First-time only:: No

Good Neighbor Next Door (HUD)

Type:: Government Property Sale Program
Amount:: 50% discount off the list price of HUD-owned homes
First-time only:: Yes

Home Possible Mortgage (Freddie Mac)

Type:: Government-Guaranteed Mortgage
Amount:: Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
First-time only:: No

HomeReady Mortgage (Fannie Mae)

Type:: Government-Guaranteed Mortgage
Amount:: Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
First-time only:: No

HUD $100 Down Program

Type:: FHA-Financed HUD REO Purchase
Amount:: Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs.
First-time only:: No

USDA Rural Development Loans

Type:: Government-Guaranteed Mortgage
Amount:: 100% financing (no down payment required); loan amount up to appraised value
First-time only:: No

VA Loans

Type:: Government-Guaranteed Mortgage
Amount:: No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026)
First-time only:: No

Nonprofit Programs

Program Name	Type	Amount	First-Time Only	Details
Macon Area Habitat for Humanity Homeownership Program	Zero-Interest Loan	Affordable home with zero-interest, 20-year mortgage	No	View →

Macon Area Habitat for Humanity Homeownership Program

Type:: Zero-Interest Loan
Amount:: Affordable home with zero-interest, 20-year mortgage
First-time only:: No

Free eligibility check

16 programs available in Macon. See which ones you qualify for.

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How to Apply

Step 1: Check your eligibility. Most local programs require household income at or below 80% of the Area Median Income, though the Macon Affordable Housing Fund serves households up to 120% AMI. Georgia Dream has its own income limits that vary by county and household size.

Step 2: Complete homebuyer education. HomeFirst Housing Resource Services is the only comprehensive HUD-approved housing counseling agency in Middle Georgia. Contact them at 478-803-2373 or visit 682 Cherry Street, Macon, GA 31201 for pre-purchase workshops and counseling.

Step 3: Explore local assistance programs. Contact the Macon Economic and Community Development Department about the College Hill DPA (up to $25,000) if you are considering a home in that neighborhood. Also check with the Macon Affordable Housing Fund at mbcahf.org for broader county-wide assistance.

Step 4: Get pre-approved for a mortgage. Work with a Georgia Dream participating lender to apply for both your first mortgage and state DPA of up to $10,000. A list of approved lenders is available through the Georgia Department of Community Affairs at 1-800-359-HOME.

Step 5: Find a home within program guidelines. If using the College Hill DPA, the home must be in the College Hill neighborhood. County-wide programs require the home to be within Macon and serve as your primary residence.

Step 6: Submit your applications. Your lender and housing counselor can help coordinate multiple DPA applications simultaneously. Allow several weeks for processing and property inspection.

Frequently Asked Questions

How much down payment assistance can I get in Macon?+

Macon buyers have access to substantial assistance. The College Hill Down Payment Assistance Program offers up to $25,000 for buyers in that historic neighborhood. The Macon Affordable Housing Fund provides additional down payment and closing cost help. The Georgia Dream Homeownership Program offers up to $10,000 (or up to $12,500 for public protectors, educators, and nurses through the PEN add-on). Combined, eligible buyers in College Hill could access over $35,000 in assistance.

Do I have to be a first-time homebuyer to qualify?+

The College Hill DPA program requires first-time buyer status. The Georgia Dream program also generally requires first-time buyers. However, the Macon Affordable Housing Fund does not require first-time buyer status, and federal programs like FHA and VA loans are open to repeat buyers. Macon Area Habitat for Humanity is also open to all income-qualifying families.

What is the income limit for Macon homebuyer programs?+

Income limits vary by program. The College Hill DPA requires income at or below 80% of the Area Median Income. The Macon Affordable Housing Fund serves a wider range, covering households up to 120% AMI ($84,825 for a 4-person household). Georgia Dream has its own income limits that vary by household size and are updated annually by the Georgia Department of Community Affairs.

What homebuyer education is required?+

Most programs require completion of a HUD-approved homebuyer education course. HomeFirst Housing Resource Services is the only comprehensive HUD-approved housing counseling agency in Middle Georgia. They offer pre-purchase education workshops, one-on-one counseling, and financial literacy training. Contact them at 478-803-2373. Georgia Dream borrowers can also complete online education through E-Home America.

What is the median home price in Macon?+

The median home price in Macon is approximately $195,000, making it one of the most affordable metro areas in Georgia. With estimated closing costs of $4,000 to $6,000, the combination of city, county, state, and federal DPA programs can cover well beyond the typical down payment and closing costs needed to purchase a home here.

Are there special programs for the College Hill or Beall's Hill neighborhoods?+

Yes. The College Hill Down Payment Assistance Program provides up to $25,000 for income-eligible buyers in that neighborhood. Additionally, Mercer University offers up to $20,000 in employer-assisted DPA for its full-time employees purchasing in College Hill. Historic Macon Foundation also offers incentives for buyers of their revitalized homes in Beall's Hill, including property tax freezes and state income tax credits for historic properties.