Loan limits in Georgia
No county in Georgia exceeds the national baseline, so the limit is $832,750 for a single family home, $1,066,250 for a duplex and $1,601,750 for a fourplex. None of it applies if you have full entitlement.
Disabled veteran property tax in Georgia
$121,812 of assessed value is exempt for 2026, indexed each year.
On a $400,000 home, Georgia property tax runs about $3,680 a year at the state average rate of 0.92 percent. A qualifying exemption brings that down to about $2,559.
Two things catch people out, Georgia included. The exemption is not automatic, you file with your county assessor, usually with a VA benefits summary letter showing your rating. And deadlines are local, often early in the tax year. Full detail for every state is on our property tax exemption calculator.
Residual income in Georgia
Debt to income gets the attention, but residual income is what actually approves or kills a VA file. It is the money left over each month after your mortgage, every debt, income taxes, childcare and estimated home maintenance. Georgia sits in the VA South region.
| Household size | Minimum left over each month |
|---|---|
| 1 person | $441 |
| 2 people | $738 |
| 3 people | $889 |
| 4 people | $1,003 |
| 5 people | $1,039 |
Add $80 for each person beyond five. If your debt to income ratio is above 41 percent, the requirement rises by 20 percent. Run yours on the residual income calculator.
Buying a duplex or fourplex in Georgia
A VA loan can buy up to four units with zero down as long as you live in one of them, and rent from the other units counts toward qualifying at roughly 75 percent of market value. The limit rises with unit count: $832,750 for a single family, $1,066,250 for a duplex and $1,601,750 for a fourplex at baseline. See the entitlement calculator.
Frequently asked questions
What is the VA loan limit in Georgia?
With full entitlement there is no VA loan limit in Georgia at all. If part of your entitlement is tied up in another loan, the county conforming limit applies, starting at $832,750 for a single family home. No county in Georgia exceeds it.
Do disabled veterans pay property tax in Georgia?
Georgia exempts $121,812 of assessed value for a qualifying disabled veteran. You still pay tax on value above that. On a $400,000 home that is about $1,121 a year saved.
How much residual income do I need for a VA loan in Georgia?
Georgia sits in the VA South region. A family of three needs $889 left over each month after the mortgage, all debts, taxes and estimated maintenance. It rises with family size, and by 20 percent if your debt to income ratio is above 41 percent.
Can I buy a home in Georgia with no money down?
Yes. A VA loan requires no down payment and charges no monthly mortgage insurance, in Georgia or anywhere else. A one-time funding fee applies, waived entirely if you receive VA disability compensation at 10 percent or higher.
What is the average property tax rate in Georgia?
Georgia averages about 0.92 percent of home value a year, roughly $3,680 on a $400,000 home before any veteran exemption. A qualifying veteran exemption reduces it.
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