Atlanta home loans: Georgia rates, limits and closing costs

Current rates

OrangePath's latest rate sheet, with APRs, is at the top of the loans page, and I update it every time a new sheet comes out. For reference, Freddie Mac's national average 30-year fixed rate was 7.40% on October 8; that is a market average, not an offer. Your rate depends on your credit, down payment, property type and loan amount, so send me your scenario for a quote.

2026 loan limits: $832,750 across metro Atlanta

The Federal Housing Finance Agency (FHFA) set the 2026 baseline conforming loan limit for a single-family home at $832,750. Every metro Atlanta county uses the baseline, including Fulton (Johns Creek, Alpharetta, Milton, Sandy Springs), Gwinnett (Duluth, Suwanee, Lawrenceville), Forsyth (Cumming) and Cobb (Marietta).

A loan up to $832,750 is conforming; above that it is a jumbo loan. What counts is the loan amount, not the price: a $900,000 home with a loan inside the limit is still a conforming loan. When your loan lands near the limit, price out both a slightly larger down payment on a conforming loan and a jumbo loan. Jumbo rates are not always higher.

Atlanta home prices and the market

According to the Atlanta REALTORS® Association, the metro Atlanta median sale price was $423,000 in August, with 20,720 active listings, about 23% more than in February. See Atlanta home prices in 2026 for the month-by-month trend and market data by city for list prices and rents.

The market is cooling, but good homes still move fast: a renovated Johns Creek home went under contract after one weekend. Being able to offer right away starts with a pre-approval.

Georgia closing costs buyers should know

• Attorney closings. In Georgia a closing attorney handles the closing, and the attorney's fee is part of closing costs.
• Intangible recording tax. Due on any loan secured by the home: $1.50 per $500 of the loan amount, or 0.3%, usually paid by the buyer. A $500,000 loan means $1,500.
• Transfer tax. $1 per $1,000 of the price, customarily paid by the seller, though the contract can say otherwise.
• Title insurance, lender fees and prepaids. Title insurance, the appraisal, and the property tax and insurance escrow deposits. Your Loan Estimate shows the actual amounts.
• File for the homestead exemption. If you live in the home, apply with your county tax assessor after closing; the deadline is April 1. It lowers the property tax on your primary residence.

Loan programs in Georgia

• Conventional and jumbo loans: primary and second homes, inside or above the limit
• FHA, VA and first-time buyer loans: tell me when you get pre-approved and I will compare the options side by side
• Self-employed and bank statement loans (Non-QM): income documented with bank statements and other methods
• DSCR investment property loans: based mainly on whether the rent covers the payment
• Foreign national and ITIN loans
• HELOC and cash-out refinance
• Commercial loans

First-time buyers within the income limits can also look at the Georgia Department of Community Affairs' Georgia Dream down payment assistance, which has income and price limits.

The home and the loan, one person

I am a Georgia real estate agent (Virtual Properties Realty) and a mortgage loan originator. The same person writes your offer and your pre-approval, so the deadlines line up:

• 1. A 5-minute call or WeChat. Your budget, goals and timing, with no credit pull.
• 2. Pre-approval. Upload documents online and get a pre-approval letter once they are reviewed.
• 3. Tour and offer. The pre-approval amount follows the offer, and the due diligence period and financing contingency are planned together.
• 4. Underwriting to closing. Appraisal, underwriting and the attorney closing, in English or Chinese, with most documents signed electronically.

For the buying process, costs and cities, see the Atlanta home buying guide. Buying or refinancing in California? See California home loans.