The 25 percent Heroes tier of our Buyer Rebate, plus a plain guide to the public programs, which ones combine, and which ones do not. Updated October 2026.
Build your Game Plan. We will contact you the same day.
Metro Atlanta public servants have four kinds of help: state assistance through Georgia Dream PEN (up to $12,500), grants through FHLBank Atlanta member banks (up to $20,000 for community partners in 2026), HUD's Good Neighbor Next Door homes at 50 percent off list price, and employer grants in Cobb County and Marietta. Veterans and service members add VA financing with no down payment. Our Heroes rebate is separate: 25 percent of the commission we earn, toward closing costs, when your loan is through our preferred lender.
Teachers and school staff, nurses and healthcare workers, firefighters, police and first responders, active military and veterans, and other public service roles we confirm with you. Proof: an employer ID, a recent pay stub, a DD214 or a military ID. Retired or part time? Ask us; we confirm edge cases in the first call.
Each public program below sets its own list, and they differ.
What you get: Lesser of 6 percent or $12,500 toward down payment and closing costs.
Who qualifies: Protectors, educators, nurses and healthcare workers, and active military, working in those roles now, within income and price limits.
Repaid? Yes, a 0 percent deferred second, repaid when you sell or refinance.
Where: Statewide; metro price cap $625,000.
Source: Georgia DCA, July 8, 2026.
What you get: Up to $20,000.
Who qualifies: Employed or retired law enforcement, educators, firefighters, health care workers, veterans and surviving spouses, other first responders.
Repaid? Grant terms set by the program; funds go through member banks and credit unions.
Where: Through participating member lenders.
Source: FHLBank Atlanta, Feb 26, 2026.
What you get: 50 percent off the list price of a HUD home.
Who qualifies: Full time law enforcement, teachers, firefighters and EMTs.
Repaid? You live in the home 36 months.
Where: HUD designated revitalization areas only; homes are few.
Source: HUD, checked Oct 28, 2026.
What you get: $10,000 extra grant on top of the county's 0, 1 or 2 percent grant.
Who qualifies: Full time Cobb County government employees of 12 months (not the school district or cities).
Repaid? No, a true grant.
Where: Cobb County.
Source: Cobb County guide, Aug 27, 2025.
What you get: $10,000 grant; $15,000 for public safety.
Who qualifies: City of Marietta, Board of Lights and Water and Marietta City Schools employees, full time for 12 months.
Repaid? No, a grant; no second mortgage or lien.
Where: Marietta city limits.
Source: Cobb County program guidelines, revised Aug 27, 2025.
What you get: No down payment and no monthly mortgage insurance.
Who qualifies: Eligible veterans, service members and surviving spouses.
Repaid? Not assistance; it is the loan.
Where: Nationwide.
Source: VA.
What you get: 25 percent of the commission we earn, toward closing costs ($2,625 on a $350,000 home at 3 percent).
Who qualifies: Our Heroes list above.
Repaid? No.
Where: Twelve metro Atlanta counties: Douglas, Paulding, Carroll, Cobb, Fulton, Coweta, Fayette, Clayton, DeKalb, Henry, Gwinnett and Rockdale.
Source: Close With Coby terms.
Programs change often, and funds run out. We confirm each one's current terms with the administrator before you rely on it.
Up to $12,500 toward down payment and closing costs, repaid when you sell or refinance; our rebate does not apply.
$2,250 credit toward closing costs at 3 percent commission, plus seller concessions we negotiate.
Which leaves you more depends on your income against the program limits, your savings, and how long you plan to stay. We run both for you on paper.
Homes for Heroes and Teacher Next Door are private marketing networks, not government programs; compare their rebate in dollars to ours. The HELPER Act is a proposed federal bill, reintroduced in Congress, not a program you can use today.
Evening and weekend showings, video walkthroughs during deployments and travel nursing assignments, and a timeline planned around the school year.
Not for our rebate, Good Neighbor Next Door, or FHLBank community partner grants. Georgia Dream has a first time rule with waivers for veterans and targeted areas.
Georgia Dream needs a state approved lender, FHLBank grants need a member lender, and our rebate needs a loan through our preferred lender. We represent you whichever you choose.
For our rebate, either buyer on the purchase can qualify. Public programs set their own rules.
We will lay out every program you qualify for, in dollars. We will contact you the same day.
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