Georgia is a military state and a fast growing one. Buyers here are moving to Atlanta, to the coast, and to the base towns across the middle of the state. If you are planning a purchase in 2027, this guide covers Atlanta, Savannah, Warner Robins, Columbus, and Augusta, the loan types we can help you compare, and the state housing agency that may be worth a look. Shay Yates and the True North Yates Group team are a small, Springfield, Missouri based team licensed to lend in Georgia, and we answer the phone. You can also read our Georgia page for a quick overview.
Where buyers are looking in Georgia
Here is a quick tour of places we hear about often. This is not a ranking and not advice about where anyone should live. It is simply a starting point for your own search.
Atlanta
The state's biggest market by far, with a huge range of neighborhoods and price points across the metro, plus plenty of new construction in the outer counties.
Savannah
A coastal city with a historic center and growing suburbs, and close to Fort Stewart and Hunter Army Airfield, so military buyers are part of the market.
Warner Robins
Home to Robins Air Force Base in Middle Georgia, with steady demand from military and civilian workers on base.
Columbus
On the Alabama line and close to Fort Benning, with a long history of military buyers and price points that tend to run lower than the Atlanta area.
Augusta
On the South Carolina line and home to Fort Gordon, with a steady local market and price points that tend to be more approachable than in metro Atlanta.
Loan programs to know in Georgia
Most Georgia buyers end up choosing among a handful of loan types. We compare them side by side for your situation, with no pressure.
- Conventional loans. A flexible choice for buyers with solid credit, and often a good fit for larger purchases or second homes.
- FHA loans. Government insured loans designed with flexible credit and smaller down payments in mind, a common route for first-time buyers.
- VA loans. A benefit for eligible Veterans, service members, and some surviving spouses. Fort Stewart, Fort Benning, Fort Gordon, and Robins Air Force Base all call Georgia home, so VA loans come up often.
- USDA loans. Plenty of Georgia towns outside metro Atlanta may be USDA eligible, so it is worth checking a specific address on the USDA map.
- First-time buyer programs. Help from DCA, covered below.
First-time buyer help from DCA
Georgia Department of Community Affairs (DCA) is the state agency behind homebuyer programs in Georgia. The Georgia Dream Homeownership Program through DCA offers options such as Georgia Dream, Peach Plus, and Peach Select for Veterans and military. Homebuyer education may be required and lenders must participate in the program, so ask us whether you may qualify.
Program details, limits, and which lenders take part are set by the agency and can change, so please check the agency's own site, DCA, for the latest. We do not want to promise anything the agency has not. What we can do is look at your situation and tell you honestly what to ask about.
A local thing worth asking about
The Georgia Dream program has a veteran focused option called Peach Select, and DCA has homebuyer education and lender participation requirements for its loans. Ask us how those pieces fit.
How we work with Georgia buyers
The path is the same wherever you are buying. First comes a no pressure conversation about your goals and your budget. Next we look at loan options and, if it makes sense, get you pre-approved so your offer stands out. Once you are under contract, we keep you posted at every step, from the appraisal to the closing table, and we explain each document in plain English. If a question comes up at 9 at night, send a text.
Next steps
Not sure where to start? Start with a simple conversation. We will listen first, then map out a plan that fits your timeline. You can see where we lend on our states we serve page, read the Georgia page, send us a note on the contact page, or start your application. Shay and the team are just a text away.
Frequently asked questions
Is Shay licensed to help with a home loan in Georgia?
Yes. Shay Yates (NMLS 2172921) is licensed through Southwest Funding to originate loans in Georgia. Licensing details are on our Georgia page, and you can verify any loan officer at nmlsconsumeraccess.org.
What is Georgia Dream?
Georgia Dream is the homeownership program from the Georgia Department of Community Affairs. It offers mortgage financing and, for some options, down payment help to eligible buyers through participating lenders. Ask us whether you may qualify.
Can Veterans use state programs in Georgia?
Georgia Dream includes a Peach Select option aimed at Veterans and military, and VA loans are another path. Eligibility varies, so ask us what fits.
Do I need to live in Missouri to work with you?
No. Our team works with buyers in Georgia and other states by phone, text, and secure online tools, so you can apply and move through the process from home. Reach us any time on the contact page.
This post is general information, not financial advice or a commitment to lend. Programs and eligibility vary and are subject to credit and property approval. Talk with a loan officer about your situation.