What Do I Need to Buy a House in Atlanta?

What do I need to buy a house in Atlanta?

You need: 3-20% down payment ($9K-$130K on $450K home), 2 years tax returns, 2 months bank statements, pay stubs, 620+ credit score, proof of employment, and $6K-$15K for closing costs. Plus earnest money (1-3% of price), homeowners insurance, and 3-6 months expenses in emergency fund. Timeline: 3-7 days to gather documents, 3-6 months to close. Nearly 10 years helping Atlanta buyers means I know exactly what you need and how to get approved fast.

"What do I actually need to buy a house?"

First-time buyers ask this before they even start looking. Here's everything you need to buy a house in Atlanta in 2026.

Financial Requirements

Down Payment

Minimum by loan type:

• FHA: 3.5% ($15,750 on $450K home)

• Conventional: 3% ($13,500 on $450K)

• VA: 0% (if eligible)

• USDA: 0% (if property qualifies)

• Jumbo: 10-20% ($75K-$150K on $750K)

Reality check: Just because you can put 3% down doesn't mean you should. Consider:

• Lower down payment = higher monthly payment

• Less than 20% = PMI ($150-$300/month)

• Bigger down payment = better interest rate

Atlanta examples by price point:

$300K home:

• 3% down: $9,000

• 5% down: $15,000

• 10% down: $30,000

• 20% down: $60,000

$450K home:

• 3% down: $13,500

• 5% down: $22,500

• 10% down: $45,000

• 20% down: $90,000

$650K home:

• 3% down: $19,500

• 5% down: $32,500

• 10% down: $65,000

• 20% down: $130,000

Closing Costs (Georgia)

Budget 2-5% of purchase price

$300K home: $6,000-$15,000 $450K home: $9,000-$22,500 $650K home: $13,000-$32,500

What's included:

• Lender fees: $1,500-$3,000

• Title insurance: $1,000-$2,000

• Attorney fees: $400-$800 (Georgia requires attorney)

• Appraisal: $500-$700

• Home inspection: $400-$600

• Recording fees: $100-$300

• Prepaid homeowners insurance: $1,200-$2,500

• Prepaid property taxes: Varies by closing date

• HOA transfer fees: $200-$500 (if applicable)

Earnest Money Deposit

1-3% of purchase price, due within 24-48 hours of accepted offer

$300K home: $3,000-$9,000 $450K home: $4,500-$13,500 $650K home: $6,500-$19,500

Goes into escrow, applies to your down payment at closing. You get it back if deal falls through due to contingencies.

Cash Reserves After Closing

Minimum: $5,000 Recommended: 3-6 months of expenses

Why you need this:

• HVAC replacement: $5K-$12K

• Water heater: $1,200-$2,500

• Roof repair: $500-$5,000

• Plumbing emergency: $500-$3,000

• Appliance replacement: $500-$2,000 each

Total Cash Needed (Example: $450K Home)

Best case (3% down, 2% closing costs):

• Down payment: $13,500

• Closing costs: $9,000

• Earnest money: $4,500 (applies to down payment)

• Emergency fund: $5,000 Total needed: $27,500

Better case (10% down, 3% closing costs):

• Down payment: $45,000

• Closing costs: $13,500

• Earnest money: $4,500 (applies to down payment)

• Emergency fund: $10,000 Total needed: $68,500

Best case (20% down, no PMI):

• Down payment: $90,000

• Closing costs: $13,500

• Earnest money: $4,500 (applies to down payment)

• Emergency fund: $10,000 Total needed: $113,500

Documentation Requirements

Income Verification

W-2 employees need:

• Last 2 years W-2s

• Last 2 months pay stubs

• Last 2 months bank statements

• Employment verification letter

Self-employed need:

• Last 2 years personal tax returns (full returns)

• Last 2 years business tax returns

• Year-to-date profit & loss statement

• Business bank statements (2-3 months)

• CPA letter (sometimes required)

Other income sources:

• Rental income: Last 2 years tax returns showing rental

• Investment income: Statements showing dividends/interest

• Alimony/child support: Court order + 6 months proof of receipt

• Social Security/disability: Award letter + recent statements

• Pension/retirement: Award letter + statements

Asset Verification

Required:

• Last 2 months bank statements (all pages)

• Last 2 months investment account statements

• Retirement account statements (if using for down payment)

Must explain:

• Large deposits (over $1,000)

• Cash deposits (must be seasoned 60+ days)

• Transfers between accounts

• Any unusual activity

Gift money:

• Gift letter from donor

• Donor's bank statement showing withdrawal

• Paper trail showing transfer to your account

Credit Requirements

Minimum scores by loan type:

• FHA: 580 (500 with 10% down)

• Conventional: 620

• VA: No minimum (lenders prefer 620+)

• USDA: 640

• Jumbo: 700-720

What lenders check:

• Payment history (35% of score)

• Credit utilization (30% of score)

• Length of credit history (15%)

• New credit (10%)

• Credit mix (10%)

Red flags:

• Recent late payments

• Collections/judgments

• High credit utilization (over 30%)

• Recent bankruptcies

• Foreclosures

Additional Documents

Always required:

• Photo ID (driver's license)

• Social Security card

• Proof of residence

Sometimes required:

• Divorce decree (if divorced)

• Bankruptcy discharge papers

• Tax transcripts from IRS

• Letter of explanation (for credit issues, job gaps, etc.)

• Rental history (landlord contact info)

For VA loans:

• DD-214 (military discharge papers)

• Certificate of Eligibility (COE)

For investment properties:

• Current rental agreements

• Property tax statements

• Insurance declarations

Income Requirements

Debt-to-Income Ratio (DTI)

Formula: Total monthly debt payments ÷ Gross monthly income = DTI%

Maximum DTI by loan type:

• FHA: 43-50%

• Conventional: 43-50%

• VA: 41% (can go higher with compensating factors)

• USDA: 41%

• Jumbo: 43%

What counts as debt:

• Future mortgage payment (PITI)

• Car loans

• Student loans

• Credit card minimum payments

• Personal loans

• Alimony/child support payments

• Other mortgage/rental property payments

What doesn't count:

• Utilities

• Phone bills

• Insurance (except mortgage insurance)

• Groceries

• Gas

Income Examples for Atlanta Homes

To afford $300K home:

• Monthly payment: ~$2,100 (including taxes/insurance)

• Income needed at 43% DTI: ~$58,500/year

• With other debt: Need more income

To afford $450K home:

• Monthly payment: ~$3,150

• Income needed at 43% DTI: ~$88,000/year

• With other debt: Need more income

To afford $650K home:

• Monthly payment: ~$4,550

• Income needed at 43% DTI: ~$127,000/year

• With other debt: Need more income

Real example: Buyer makes $90K/year ($7,500/month). Has $400 car payment, $250 student loan payment.

Maximum housing payment:

• $7,500 × 43% = $3,225 total debt allowed

• $3,225 - $400 car - $250 student = $2,575 max for housing

• Can afford ~$365K home

Property Requirements

Must Meet Lender Standards

All properties need:

• Passed appraisal

• Clear title

• Homeowners insurance

• No major safety issues

FHA requires:

• Property meets FHA standards

• No peeling paint (lead paint concerns)

• Working HVAC

• Safe electrical/plumbing

• No structural issues

• Pest-free

VA requires:

• Meets VA Minimum Property Requirements

• No wood rot

• Working systems

• Safe/sanitary

• Termite inspection clear

Conventional:

• Most flexible

• Some properties FHA/VA won't approve

What You Can't Buy with Certain Loans

FHA won't finance:

• Fixer-uppers needing major work

• Homes with safety hazards

• Properties with major defects

VA won't finance:

• Properties not meeting MPRs

• Homes needing significant repairs

Conventional is most flexible but has limits on:

• Condition

• Property type

• Flood zones

Atlanta-Specific Requirements

Georgia Requires Attorney at Closing

Unlike many states, Georgia requires a real estate attorney at closing. Cost: $400-$800.

Your attorney:

• Reviews contract

• Conducts title search

• Prepares closing documents

• Handles closing

Termite Inspection & Bond

Georgia law requires termite inspection. Cost: $75-$150.

Termite bond (optional but recommended): $300-$600/year

• Covers treatment if termites found

• Transferable to buyer

• Required by many lenders

Property Disclosure Requirements

Georgia sellers must complete:

• Property disclosure statement

• Lead-based paint disclosure (pre-1978 homes)

Intown Atlanta (older homes): More disclosure requirements

HOA Requirements (If Applicable)

Many Atlanta condos/townhomes (especially Midtown, Buckhead, West Midtown) require:

• HOA approval (7-14 days)

• HOA financial review by lender

• Proof of adequate reserves

• Review of HOA rules/restrictions

Flood Zone Verification

Parts of Metro Atlanta are in flood zones. If your property is:

• In flood zone: Flood insurance required ($500-$3,000/year)

• Near Chattahoochee River: Check carefully

• Low-lying areas: Get flood determination

Timeline to Get Everything

Week 1-2: Financial Documents

To-do:

• Request W-2s from employer/IRS

• Download last 2 months bank statements

• Gather pay stubs

• Pull credit report

• Calculate your DTI

Time: 3-7 days to gather

Week 2-3: Pre-Approval

Process:

• Submit documents to lender

• Lender verifies income/assets

• Credit check

• Receive pre-approval letter

Time: 3-7 days

Week 3-16: House Hunting

Time: 4-12 weeks average in Atlanta

Closing Phase: 30-45 Days

Additional documents needed:

• Updated pay stubs

• Updated bank statements

• Any new documents lender requests

How to Get Approved Faster

Before You Apply

1. Check your credit

• Get free report: AnnualCreditReport.com

• Dispute errors (30 days to resolve)

• Pay down credit card balances below 30%

2. Organize documents

• Create folder with everything

• Scan to PDF

• Have physical copies ready

3. Season your down payment

• Money in account 60+ days = "seasoned"

• Large deposits need explanation

• No unexplained cash

During Application

4. Respond immediately

• Lender asks for doc? Provide same day

• Questions? Answer within hours

• Fast response = fast approval

5. Don't make financial changes

• No job changes

• No new credit

• No large purchases

• No moving money around

6. Stay organized

• Keep all emails

• Track what you've submitted

• Follow up regularly

What If You Don't Have Everything?

Low Down Payment Options

Can't afford 20% down?

• FHA: 3.5% down

• Conventional: 3% down

• VA: 0% down (if eligible)

• USDA: 0% down (rural areas)

• Down payment assistance: $10K-$25K in Atlanta

Credit Issues

Credit score too low?

• Pay down balances (quickest improvement)

• Dispute errors

• Wait for negative items to age

• Consider FHA (accepts 580)

Timeline to improve:

• 580 to 620: 2-4 months

• 620 to 680: 1-2 months

• 680 to 740: Gradual over 6-12 months

Income Issues

Self-employed or irregular income?

• Work with lender experienced in self-employed

• May need 2 years history

• Show increasing/stable income trend

• Consider bank statement loan programs

Job changes?

• Same industry: Usually okay

• Different industry: May need to wait

• Promotion: Usually helps

• Career gap: Need explanation

Document Issues

Missing documents?

• Tax transcripts: Order from IRS (takes 7-10 days)

• Old W-2s: Request from employer or IRS

• Bank statements: Bank can provide going back months

• Employment verification: HR department provides

Atlanta Down Payment Assistance

Don't have enough cash? Atlanta has programs:

Atlanta Housing Authority

• Up to $20,000 forgivable

• Up to $25,000 for public safety/healthcare/education/military

• Must buy within City of Atlanta

• Income limits apply

• Forgiven after 10 years

Invest Atlanta - HOME Atlanta 4.0

• 3.5% grant (never needs repaying)

• $15,750 free on $450K home

• FHA/VA loans

• Forgiven at closing

Georgia Dream

• Up to $10,000

• 0% interest

• Statewide program

Requirements:

• First-time buyer (or haven't owned in 3 years)

• Complete homebuyer education (8 hours)

• Income limits (80-120% AMI)

• Use participating lender

Can stack programs: Atlanta Housing $20K + Georgia Dream $8K = $28,000 total assistance

Common Mistakes Getting Documents

Mistake #1: Not Organizing Upfront

Problem: Scrambling to find documents when lender asks Solution: Create folder now with everything

Mistake #2: Depositing Unexplained Cash

Problem: Large cash deposits must be explained/seasoned Solution: Deposit cash 60+ days before applying

Mistake #3: Moving Money Between Accounts

Problem: Must document all transfers Solution: Keep money in one account for 60 days

Mistake #4: Closing Credit Accounts

Problem: Can hurt credit score Solution: Keep accounts open, just don't use them

Mistake #5: Not Explaining Issues

Problem: Credit issues, job gaps look worse without explanation Solution: Write letter of explanation proactively

Mistake #6: Waiting Until Last Minute

Problem: Some documents take weeks to get Solution: Start gathering documents before house hunting

Real Atlanta Examples

Example 1: First-Time Buyer with 3% Down

Situation: Buying $380K townhome in Smyrna

• Down payment: $11,400 (3%)

• Closing costs: $11,400 (3%)

• Earnest money: $7,600 (2%, applies to down payment)

• Emergency fund: $5,000 Total needed: $27,800

Income: $85K/year Credit: 680 Loan: Conventional Approval: 5 days

Example 2: Buyer Using DPA

Situation: Buying $350K home in Edgewood

• Down payment: $12,250 (3.5% FHA)

• Closing costs: $10,500 (3%)

• Atlanta Housing DPA: $20,000

• Georgia Dream DPA: $8,000 Out of pocket: $4,750

Income: $72K/year Credit: 640 Loan: FHA Approval: 7 days

Example 3: Move-Up Buyer

Situation: Buying $650K home in Alpharetta

• Down payment: $130,000 (20%)

• Closing costs: $19,500 (3%)

• Earnest money: $13,000 (applies to down payment)

• Emergency fund: $15,000 Total needed: $164,500

Income: $180K/year Credit: 760 Loan: Conventional Approval: 4 days

Bottom Line: Complete Checklist

Financial:

• ☐ Down payment saved (3-20%)

• ☐ Closing costs saved (2-5%)

• ☐ Emergency fund (minimum $5,000)

• ☐ Earnest money accessible (1-3%)

Documents:

• ☐ Last 2 years W-2s or tax returns

• ☐ Last 2 months pay stubs

• ☐ Last 2 months bank statements

• ☐ Photo ID & Social Security card

• ☐ Employment verification letter

Credit:

• ☐ Credit score 620+ (580 for FHA)

• ☐ No recent late payments

• ☐ Credit utilization under 30%

• ☐ All errors disputed

Income:

• ☐ Debt-to-income ratio under 43%

• ☐ Stable employment (2 years preferred)

• ☐ All income documented

Atlanta-Specific:

• ☐ Attorney selected ($400-$800 budgeted)

• ☐ Applied for DPA if eligible ($10K-$25K)

• ☐ Homebuyer education completed (if using DPA)

Timeline:

• Gather documents: 1-2 weeks

• Get pre-approved: 3-7 days

• House hunting: 4-12 weeks

• Closing: 30-45 days

Ready to start? Visit www.kristenjohnsonrealestate.com for lender recommendations and guidance on gathering everything you need to buy your Atlanta home.