Mortgage Broker in Georgia
We are licensed in Georgia and we shop 50+ wholesale lenders on one application, so you compare the whole market instead of one bank's menu. From metro Atlanta to Savannah, Augusta, and Columbus, the whole loan runs online and by phone: you sign electronically and close with a Georgia closing attorney, never a drive across the state.
One application, 50+ lenders competing for your Georgia loan
A bank can only sell you the loans on its own shelf. As a mortgage broker licensed in Georgia, Home Loans Inc submits one application and shops it across a wholesale network of 50+ lenders, so they compete for your file instead of you taking whatever a single branch offers. That matters more than buyers expect, because lenders layer their own credit overlays on top of agency rules: the exact same Georgia borrower, on identical income and credit, can be declined by one lender and approved by another. We find the lender that says yes on the best terms.
The whole process is built to run remotely. You apply online, upload documents from your phone, and sign electronically, whether you are in Buckhead, Macon, Valdosta, or a small town off I-16. The one in-person step is the closing, and in Georgia that step is special: by law your closing is conducted by a licensed Georgia closing attorney, not a title-company notary. We coordinate directly with that attorney so the file lands clean.
Across 8+ years originating loans, the pattern holds: Georgia buyers win on access (more lenders) and on local fluency (the attorney closing, the intangible tax, the security deed, the metro-by-metro market). This page lays out the parts of a Georgia mortgage that actually move your number.
Three Georgia-specific facts that change your closing
Most "mortgage broker" pages are the same article with a state name swapped in. These three are genuinely Georgia, and each one hits your cash to close or your timeline. Knowing them before you write an offer is the difference between a smooth file and a surprise at the table.
Georgia is an attorney-closing state
Georgia is one of the states where a licensed attorney must conduct the closing and be in control of it from start to finish. Drafting the deed, examining title, and disbursing funds are treated as the practice of law here. You will close with a real estate attorney, not a title escrow officer, so we build that relationship into the timeline up front.
The intangible recording tax
Georgia charges an intangible recording tax of $1.50 per $500 of the loan amount (about $3 per $1,000, roughly 0.3%) on the long-term note, capped at $25,000 on a single note. On a $300,000 loan that is about $900, a real line in your closing costs that buyers from other states never see. We put it in your estimate from day one so the cash to close does not move.
A security deed, not a mortgage
Georgia does not use a traditional mortgage. The instrument is a Security Deed (Deed to Secure Debt) that passes legal title to the lender until the loan is paid, with a power-of-sale clause. That enables faster non-judicial foreclosure than lien-theory states, which is exactly why staying current and refinancing smartly matter here. We explain what you are actually signing.
One application shopped across 50+ lenders, statewide.
The full range of Georgia loan programs we shop
Because we shop the whole market, we are not steering you toward one product. We match the program to your file: credit, down payment, property type, and where in Georgia you are buying. Here is what we place most, each linked to a deeper guide.
Conventional
The default for stronger credit and 3% to 20% down across Georgia. Conforming up to the 2026 limit; above that you are in jumbo territory (see below).
Conventional loans →FHA
Lower credit and 3.5% down. Popular for first homes in Macon, Augusta, and working metro Atlanta neighborhoods where buyers are building credit.
FHA loans →VA
Zero down, no monthly mortgage insurance for eligible veterans and service members, heavily used around Fort Benning (Columbus) and Fort Gordon (Augusta).
VA loans →USDA
Zero down for eligible rural Georgia, and much of the state outside the Atlanta core qualifies, from south Georgia farm country to small towns near the metros.
USDA loans →Jumbo
For loan amounts above the conforming limit, common in Buckhead, Forsyth County, and coastal Savannah. Tighter guidelines, and shopping lenders matters most here.
Jumbo loans →First-time buyer
Including the Georgia Dream program (below). We line up the down payment assistance with the right first mortgage so the pieces actually fit together.
First-time buyer →The Georgia Dream program, and who actually qualifies
Georgia runs its own statewide down payment assistance through the Department of Community Affairs, called Georgia Dream. It pairs a first mortgage with a zero-interest, payment-deferred second loan for down payment and closing costs, repaid only when you sell, refinance, or move out. It is one of the strongest reasons a Georgia first-time buyer should talk to a broker who places it, not a bank that does not.
What it gives you
Standard Georgia Dream assistance is up to $10,000 or 5% of the purchase price (whichever is less) as a deferred, zero-interest second. Enhanced tiers go higher for protectors (military, first responders, educators, health workers) and other eligible buyers. We confirm which tier you fit.
Who qualifies
You must be a first-time buyer (no ownership in the last three years) or buying in a targeted area, with a minimum credit score around 640, household income within county limits, and limited liquid assets. The rules are specific; we pre-screen you against them before you fall for a house.
How we make it fit
The assistance only works when the first mortgage, the income limits, the purchase price, and the property all line up. We structure the whole stack on one file so the Georgia Dream piece does not blow up two days before closing.
Not a first-timer? The same eligibility math, income limits, and price caps still decide a lot of files. Start with our first-time buyer guide or just book a call and we will tell you in ten minutes whether Georgia Dream is worth pursuing for you.
Georgia metro by metro, by financing reality
Georgia is not one market. The right program and loan size shift sharply by region, and after years of originating across the state, here is how the metros buyers actually shop break down for a lender, not a tourist.
Metro Atlanta
The scale of the state. Film, corporate relocation (Fortune 500 HQs), and steady in-migration drive demand. Most of it is conventional or FHA, but jumbo pockets cluster in Buckhead and fast-growing Forsyth and north Fulton, where prices push past the conforming line.
Savannah & the coast
Historic downtown stock plus coastal flood exposure. Properties in a FEMA Special Flood Hazard Area carry mandatory flood insurance that lands in your qualifying payment, so we price it into your pre-approval before you tour the Landmark District or the islands.
Augusta (Fort Gordon)
Anchored by the Army's Fort Gordon (briefly Fort Eisenhower) and its cyber and signal commands, this is heavy VA-loan country. Add Augusta National and the medical district, and you get a steady mix of zero-down VA files and relocating-professional buyers.
Columbus (Fort Benning)
Fort Benning (briefly Fort Moore) drives constant PCS turnover, so VA purchases on tight timelines are the norm. We line up eligibility, the COE, and the no-down math so you can move fast when orders land.
Athens
The University of Georgia shapes this market: faculty and staff buyers, a strong rental-adjacent investor pool, and steady appreciation. A range of conventional and FHA files, with the occasional jumbo in the established neighborhoods.
Rural & small-town Georgia
Much of the state outside the Atlanta core is USDA-eligible, which means zero down for qualified buyers in south Georgia, the mountains, and the towns ringing every metro. We check the address against the USDA map before you assume you need a down payment.
When a Georgia loan crosses into jumbo
For 2026, Georgia has no high-cost counties, so the conforming loan limit is the same statewide: a one-unit loan above it is a jumbo. That single line decides a lot, because jumbo loans follow each lender's own guidelines instead of agency rules, so down payment, reserves, and documentation get tighter, and shopping lenders matters even more than it does on a conventional file.
In practice this matters most in Buckhead, north Fulton, Forsyth County, and parts of coastal Savannah, where prices routinely push a buyer past the conforming line, while the same buyer in Macon, Augusta, or Columbus usually stays comfortably conventional. We tell you which side of the line your target price falls on, and shop the jumbo market hard when you cross it. See our jumbo loans guide for the full picture, or conventional loans if you are under the limit.
Talk to a Georgia mortgage broker
Home Loans Inc: Jason Sharon, Mortgage Broker
Licensed in Georgia · serving buyers statewide, online and by phone · GA Residential Mortgage Licensee #69305
How a Georgia mortgage actually runs with us
1. Apply online in minutes
One secure application from your phone or laptop, anywhere in Georgia. We pull credit once and tell you which programs you actually qualify for, including Georgia Dream if it fits.
No branch visit2. We shop 50+ lenders
We run your file across the wholesale network and bring back the best fit, with the intangible tax and any flood premium already built into the numbers so the estimate holds.
The market competes3. Real-numbers pre-approval
A pre-approval you can write offers on, with Georgia closing costs included, so a coastal flood policy or a jumbo threshold does not surprise you under contract.
Offer with confidence4. Attorney closing
We coordinate with your Georgia closing attorney and drive the file to the table. Already own? The same network makes refinancing and cash-out simple.
Refinance options →Why Georgia buyers choose Home Loans Inc
Jason Sharon founded Home Loans Inc in 2018 after serving as a nuclear engineer in the U.S. Navy, a background that shows up as precision on every loan file. He holds NMLS #1281448 (company NMLS #1728740) and has spent 8+ years originating loans, which is why this page reads like a lender's map of Georgia rather than a brochure: the attorney closing, the intangible tax, the security deed, the metro-by-metro reality.
Because we are a veteran-owned broker and not a single bank, your file is shopped across 50+ wholesale lenders on one application. Buyers have left 430+ reviews at a 5.0 rating, and we are BBB A+ accredited. You will work with a broker, not a call center, and the whole process runs online and by phone wherever you are in Georgia.
Rated 5.0 by the families we serve.
Jason knows his stuff! We highly recommend him for your mortgage needs! He responds timely, provides information you didn't know you needed, puts the client needs first, and makes common sense adjustments throughout the entire process.
Jason and his team did an amazing job for me. They communicated often and made the entire mortgage process smooth and efficient. I can genuinely say that they are honest, trustworthy and strive to provide the best service possible to their clients.
Jason has been awesome since the beginning. He has been communicative, professional, KNOWLEDGEABLE, and honest. I am very happy with all my services so far, and I recommend UWM!