# Georgia mortgages: closing taxes, Georgia Dream and homestead relief

> Georgia mortgage costs: the 0.3% intangible tax on your loan, Georgia Dream help up to $10,000, homestead relief and the payment on a median home.

URL: https://mail.mortgage-math-us.com/location/georgia/  
Last reviewed: 2026-10-29 · By the MortgageMath US Editorial team

## Quick answer

A median-value Georgia home ($343,300) costs about **$2,612 a month** with 10% down at the 7.24% national average rate, including property tax at the state’s effective rate of 0.74%. At closing, Georgia adds an intangible recording tax of 0.3% of the loan — $927 on that home — on top of a 0.1% tax on the sale. First-time buyers can get up to $10,000 through Georgia Dream, or $12,500 for protectors, educators, nurses and some other households.

## Key facts

| Fact | Value | Source | As of |
|---|---|---|---|
| Median home value in Georgia | $343,300 | [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25077?g=040XX00US13) | 2024 ACS 1-year |
| Effective property tax rate | 0.74% | [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25103?g=040XX00US13) | 2024 ACS 1-year |
| Median household income | $79,991/yr | [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B19013?g=040XX00US13) | 2024 ACS 1-year |
| Intangible recording tax on the loan | 0.3% | [Georgia Department of Revenue](https://dor.georgia.gov/intangible-recording-tax) | Oct 28, 2026 |
| State transfer tax on the sale | 0.1% | [Georgia Department of Revenue](https://dor.georgia.gov/real-estate-transfer-tax) | Oct 28, 2026 |
| Georgia Dream assistance, up to | $10,000 | [Georgia DCA: Georgia Dream](https://dca.georgia.gov/affordable-housing/home-ownership/georgia-dream-mortgage-products/georgia-dream) | Jul 8, 2026 |
| 2026 homestead relief grant (assessed value) | $18,000 | [Georgia Department of Revenue: 2026 Property Tax Relief Grant](https://dor.georgia.gov/2026-property-tax-relief-grant) | May 12, 2026 |

## Two state taxes at a Georgia closing

Many states tax a home sale. Georgia taxes both the sale and the loan. The real estate transfer tax is 0.1% of the price, and the legal default is that the seller pays it, although a purchase contract can shift it. The intangible recording tax is charged when the security deed for a long-term loan is recorded, at 0.3% of the amount borrowed — so it grows with your loan, not with the price, and a bigger down payment shrinks it.

> **Worked example: Both taxes on the median Georgia home ($343,300)**
>
> | | 10% down | 20% down |
> |---|---:|---:|
> | Loan amount | $308,970 | $274,640 |
> | Intangible recording tax on the loan | $927 | $824 |
> | Transfer tax on the sale | $343 | $343 |
> | **Both taxes** | **$1,270** | **$1,167** |
> 
> Putting 20% down instead of 10% saves $103 in intangible tax — small next to the PMI it also avoids, but it shows the tax follows the loan.

These taxes sit inside the CFPB’s usual range for total closing costs of 2%–5% of the price, which on the median home is $6,866–$17,165. The [closing cost estimator](https://mail.mortgage-math-us.com/tools/closing-cost-calculator/?state=GA) applies both Georgia taxes to your own price and loan, and the [closing costs guide](https://mail.mortgage-math-us.com/buying/closing-costs/) explains each line of the Loan Estimate.

## Georgia Dream: amounts, limits and who qualifies

Georgia Dream is the homeownership program of the Georgia Department of Community Affairs. It pairs a 30-year fixed-rate first mortgage from a participating lender with a down payment loan:

| Option | Assistance | Who it is for |
|---|---|---|
| Standard | 5% of the price, up to $10,000 | First-time buyers — no ownership interest in a primary residence in the last 3 years — or buyers in certain areas |
| PEN | Up to $12,500 | Public protectors, educators, nurses and other healthcare workers, and active military |
| Choice | Up to $12,500 | Households with a family member living with a disability |

On the median $343,300 home, 5% would be $17,165, so the dollar cap, not the percentage, sets the standard amount at $10,000. Price limits depend on the county: $625,000 in the Atlanta metro counties and $475,000 in counties outside the Atlanta and Athens metros. The statewide median value fits under even the lowest county price limit. Income limits follow the same map — $137,555 for a one- or two-person household in the Atlanta metro, more for larger households and less in the rest of the state.

Georgia Dream also caps the liquid assets you can keep after closing. Repeat buyers and higher earners can look at DCA’s Peach Plus and Peach Advantage loans, which have higher limits. Compare the options with the national programs in the [first-time buyer programs guide](https://mail.mortgage-math-us.com/first-time-buyers/programs/).

## What the median Georgia home costs a month

> **Worked example: $343,300 home, 10% down, 30-year fixed at 7.24%**
>
> | Part of the payment | Monthly |
> |---|---:|
> | Principal and interest on $308,970 | $2,106 |
> | Property tax at 0.74% a year | $212 |
> | Homeowners insurance at $4.90 per $1,000 (Freddie Mac national average) | $140 |
> | PMI (midpoint of Freddie Mac’s range) | $154 |
> | **Total** | **$2,612** |

The insurance line uses Freddie Mac’s national figure, not a Georgia average; get real quotes, especially near the coast. On Georgia’s median household income of $79,991, Freddie Mac’s guideline of keeping housing under 30% of gross income allows $2,000 a month — enough for about **$263,000** with 10% down, $80,300 less than the median home value. Try your own figures in the [payment calculator](https://mail.mortgage-math-us.com/tools/mortgage-payment-calculator/?price=343000&down=10&tax=0.74&state=GA) or the [affordability calculator](https://mail.mortgage-math-us.com/tools/affordability-calculator/?state=GA&income=79991).

## Georgia’s homestead exemption and the 2026 relief grant

Georgia’s effective property tax rate of 0.74% is below the national ratio of 0.89% — the 24th-lowest among the 50 states and DC. Bills are figured on assessed value, which Georgia sets at 40% of fair market value, times the local millage rate (one mill is $1 per $1,000 of assessed value).

The standard homestead exemption takes $2,000 off the assessed value for county and school taxes — the same as $5,000 of market value. For 2026 only, the state’s Homeowner Tax Relief Grant cuts a homestead’s assessed value by a further $18,000, equal to $45,000 of market value, and shows up as a credit on the tax bill. The statewide effective rate works out to about 18.5 mills on assessed value; at that rate the grant is worth roughly $333 and the standard exemption about $37 a year. Your county’s millage decides the real figure.

> **Tip: Claim the homestead exemption by April 1**
>
> Both the exemption and the grant depend on a homestead filed with your county by April 1 of the tax year, for a home you owned and lived in on January 1. If you close later in the year, file for the next year — it is not automatic.

## Georgia’s housing next to the US

*Georgia compared with the US (Census ACS 2024 1-year)*

| | Georgia | United States |
|---|---:|---:|
| Median home value | $343,300 | $360,600 |
| Median household income | $79,991 | $81,604 |
| Effective property tax rate | 0.74% | 0.89% |
| Median gross rent | $1,506/mo | $1,487/mo |
| Median owner costs with a mortgage | $1,909/mo | $2,035/mo |
| Median year built | 1993 | 1981 |
| Homes lived in by their owners | 66.3% | 65.3% |

Georgia’s median home value is below the US figure — the 25th-highest of the 50 states and DC. Its housing is young: a median build year of 1993 makes it the 8th-newest stock in the country, which matters for inspections, insurance and the repairs you budget for.

## Atlanta and the rest of Georgia

Inside the City of Atlanta the median owner-occupied home is worth $462,200, $118,900 above the state median, and the city’s effective tax rate is 1.01%. That median is still under Georgia Dream’s Atlanta metro price limit of $625,000. The [Atlanta market guide](https://mail.mortgage-math-us.com/location/atlanta-ga/) covers city programs and costs. Wherever you buy, compare a payment with your rent in the [rent vs buy calculator](https://mail.mortgage-math-us.com/tools/rent-vs-buy-calculator/?state=GA&price=343000&rent=1506).

## Frequently asked questions

### Does Georgia have a mortgage tax?

Yes. Georgia’s intangible recording tax is 0.3% of a long-term loan, paid when the security deed is recorded. On a 10% down loan for the median $343,300 home that is about $927.

### Who pays the transfer tax in Georgia?

The state transfer tax is 0.1% of the price. The legal default is that the seller pays it, but the purchase contract can say otherwise.

### How much is Georgia Dream down payment assistance?

Standard assistance is 5% of the price up to $10,000. Protectors, educators, nurses, active military and households with a family member with a disability can get up to $12,500. Price limits run from $475,000 to $625,000 depending on the county.

### What is the property tax rate in Georgia?

Census data put the median Georgia homeowner’s bill at $2,554 a year, about 0.74% of median home value. Bills are based on 40% of market value times local millage, minus exemptions.

### What is the homestead exemption in Georgia?

The standard exemption takes $2,000 off a homestead’s assessed value for county and school taxes. For 2026, the Homeowner Tax Relief Grant removes another $18,000 of assessed value for homesteads filed by April 1.

### How much income do you need to buy a median-priced home in Georgia?

To keep the $2,612 monthly cost of the median home with 10% down under 30% of gross income, you need about $104,500 a year, assuming few other debts. The median Georgia household earns $79,991.

## Sources

- [Freddie Mac Primary Mortgage Market Survey](https://www.freddiemac.com/pmms) — 30-year fixed rate, national weekly average (Week of Oct 29, 2026)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25077?g=040XX00US13) — Median value of owner-occupied homes (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B19013?g=040XX00US13) — Median household income (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25103?g=040XX00US13) — Effective property tax rate (median taxes ÷ median home value); Median real estate taxes paid by homeowners (2024 ACS 1-year)
- [Freddie Mac Research](https://www.freddiemac.com/research/insight/homeowners-insurance-costs) — Average homeowners insurance premium per $1,000 of home value (2023 data)
- [Freddie Mac My Home](https://myhome.freddiemac.com/buying/breaking-down-pmi) — Typical PMI cost, low end; Typical PMI cost, high end (Oct 28, 2026)
- [Freddie Mac My Home](https://myhome.freddiemac.com/blog/homebuying/how-much-can-you-afford) — Freddie Mac guidance: housing costs below this share of gross income (Jan 22, 2026)
- [CFPB](https://www.consumerfinance.gov/owning-a-home/prepare/figure-out-how-much-you-want-to-spend/) — Typical closing costs, low end (share of purchase price); Typical closing costs, high end (share of purchase price) (Oct 28, 2026)
- [Georgia Department of Revenue](https://dor.georgia.gov/intangible-recording-tax) — State tax on recording a mortgage (Oct 28, 2026)
- [Georgia DCA: Georgia Dream](https://dca.georgia.gov/affordable-housing/home-ownership/georgia-dream-mortgage-products/georgia-dream) — Georgia Dream standard assistance, up to (share of the purchase price); Georgia Dream down payment assistance (standard), up to; Georgia Dream purchase price limit, counties outside the Atlanta and Athens metros (Jul 8, 2026)
- [Georgia Department of Revenue: Property Tax Homestead Exemptions](https://dor.georgia.gov/property-tax-homestead-exemptions) — Georgia standard homestead exemption (assessed value, county and school taxes); Georgia assessed value as a share of fair market value (Oct 29, 2026)
- [Georgia Department of Revenue: 2026 Property Tax Relief Grant](https://dor.georgia.gov/2026-property-tax-relief-grant) — Georgia 2026 Homeowner Tax Relief Grant: reduction in a homestead’s assessed value (May 12, 2026)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25077?g=160XX00US1304000) — Median value of owner-occupied homes (2024 ACS 1-year)
- [Georgia Department of Revenue](https://dor.georgia.gov/real-estate-transfer-tax) — State real estate transfer tax (Oct 28, 2026)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25103?g=010XX00US) — Effective property tax rate (median taxes ÷ median home value) (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25077?g=010XX00US) — Median value of owner-occupied homes (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B19013?g=010XX00US) — Median household income (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25064?g=040XX00US13) — Median gross rent (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25064?g=010XX00US) — Median gross rent (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25088?g=040XX00US13) — Median monthly owner costs, homes with a mortgage (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25088?g=010XX00US) — Median monthly owner costs, homes with a mortgage (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25035?g=040XX00US13) — Median year homes were built (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25035?g=010XX00US) — Median year homes were built (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25003?g=040XX00US13) — Share of occupied homes lived in by their owners (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25003?g=010XX00US) — Share of occupied homes lived in by their owners (2024 ACS 1-year)
- [US Census Bureau, American Community Survey 2024 1-year](https://data.census.gov/table/ACSDT1Y2024.B25103?g=160XX00US1304000) — Effective property tax rate (median taxes ÷ median home value) (2024 ACS 1-year)
- [Georgia Department of Community Affairs: Georgia Dream](https://dca.georgia.gov/affordable-housing/home-ownership/georgia-dream-mortgage-products/georgia-dream)
- [Georgia Department of Revenue: Property Tax Homestead Exemptions](https://dor.georgia.gov/property-tax-homestead-exemptions)
- [Georgia Department of Revenue: 2026 Property Tax Relief Grant](https://dor.georgia.gov/2026-property-tax-relief-grant)

_General information, not financial advice._