The Six-Figure Myth: Why West Cobb Buyers (30101, 30152, 30064, 30127) are Using Down Payment Assistance

By Campbell Haigh, AI Certified Agent™ & NW Metro Atlanta Specialist

If you're making six figures and still feel like homeownership in Acworth, Marietta, Kennesaw, or Powder Springs is just out of reach, you're not imagining it. The math has changed. And you're not alone.

Here's the reality: According to the Federal Reserve Bank of Atlanta, you'd need to earn about $121,000 to comfortably afford a $400,000 home in today's market. That's using the standard affordability rule, housing costs shouldn't exceed 30% of your gross income.

In West Cobb, where median home prices hover between around $500,000 depending on the neighborhood, that six-figure salary doesn't stretch as far as it used to. But here's what most buyers don't know: down payment assistance isn't just for low-income earners anymore.

The Shift: DPA Programs Are Now Open to High Earners

Let's clear up a major misconception. When most people hear "down payment assistance," they assume it's reserved for first-time buyers or folks barely scraping by. That used to be true. Not anymore.

According to recent data from Down Payment Resource, which tracks over 2,600 assistance programs nationwide:

• 62% of programs now support buyers earning over $100,000

• 10% have no income limits at all (that's a 15% increase from last year)

• The average funding is $18,000, enough to make a real dent in your down payment

In West Cobb specifically, buyers in ZIP codes 30101 (Acworth), 30152 (Kennesaw), 30064 (Marietta), and 30127 (Powder Springs) are increasingly turning to these programs as a strategic tool, not a last resort.

Why West Cobb Buyers Are Finally Using DPA

The hesitation around down payment assistance has always been rooted in stigma. People assume it's charity, or that it comes with impossible strings attached. But the reality is much simpler: it's a financial tool, just like a mortgage or a 401(k) loan.

Here's why more buyers in Acworth and Marietta are leaning into these programs:

1. Home Prices Have Outpaced Savings

Even if you're earning $110,000 in Kennesaw, saving $40,000 for a 10% down payment on a $400,000 home while paying rent, student loans, and daycare? That takes years. DPA programs bridge that gap and get you in the door faster.

2. Mortgage Rates Are Still Elevated

With the 30-year fixed-rate mortgage sitting around 6.1%, buyers need every advantage they can get to keep monthly payments manageable. DPA funding reduces the amount you're borrowing, which lowers your monthly mortgage payment.

3. Many Programs Don't Require Repayment

Over half of down payment assistance programs, about 1,035 of them, offer forgivable loans. That means if you stay in your home for a set period (usually 5–10 years), the loan disappears. No repayment. No catch.

4. It's Not Just for First-Timers Anymore

There's been a 3% increase in programs open to repeat buyers. So if you're looking to move up from a starter home in Powder Springs to a larger property in East Cobb or West Cobb, you might still qualify.

How DPA Works (Without the Jargon)

Let's break it down in plain terms.

Most down payment assistance comes in one of three forms:

1. Grants – Free money. You don't pay it back.

2. Forgivable Loans – You get the money upfront, and as long as you live in the home for a certain number of years, the loan is forgiven.

3. Second Mortgages (Piggyback Loans) – You take out a second, smaller loan to cover the down payment. You pay it back over time, but it keeps your primary mortgage lower.

The most common structure is the piggyback loan, which has grown in popularity as affordability has tightened. And no, it's not the same risky product from the 2008 housing crisis. Today's programs require the same credit checks, income verification, and approval standards as any other mortgage.

Local Programs Available to West Cobb Buyers

If you live in or are looking to buy in Acworth, Marietta, Kennesaw, or Powder Springs, here are some programs worth exploring:

• Cobb County My Home DPA Program – Offers tax-free down payment assistance to eligible buyers, with an extra $10,000 for county employees.

• Peach Advantage Program – A conventional first mortgage loan available to both first-time and repeat buyers with higher income limits and purchase price allowances.

• Georgia Dream Homeownership Program – Offers up to 4% in down payment assistance for eligible buyers statewide.

These programs are designed to work with local lenders who understand the West Cobb market. That's where having an AI Certified Agent™ on your side becomes a huge advantage. At Team Haigh Realty, we work directly with lenders who track these 2,600+ programs and match you with the ones that fit your income, location, and goals.

The AI Listing Advantage: Why It Matters

One of the reasons we're able to guide buyers through these programs so effectively is our investment in AI-powered tools. Our AI Listing Advantage doesn't just help sellers, it gives buyers a competitive edge too.

We use data analytics to identify which programs have the fastest approval times, which ones run out of funding first, and which lenders in Cobb County have the best track record with DPA applications. That kind of insight isn't available on Zillow or Realtor.com. It's the kind of intel that comes from being plugged into the local market 24/7.

Want to see how much home you can afford with DPA factored in? Try our mortgage calculator to run the numbers.

Who Qualifies?

Here's the short answer: probably you.

Most programs require:

• A credit score of at least 620–640 (some go lower)

• Proof of income (just like a regular mortgage)

• A debt-to-income ratio below 43% (standard for most loans)

• A willingness to live in the home as your primary residence

If you're earning over $100,000 and you've been told you don't qualify for assistance, you've been misinformed. It's worth a second look, especially in West Cobb, where home prices demand it.

FAQ 1: Down Payment Assistance in West Cobb

Q: Is down payment assistance only for first-time buyers?
A: No. While many programs prioritize first-timers, there's been a 3% increase in programs open to repeat buyers. If you're moving up from a starter home, you may still qualify.

Q: Do I have to pay the money back?
A: It depends. Over half of DPA programs offer forgivable loans, meaning you don't repay as long as you live in the home for a set period. Others are structured as second mortgages that you pay back over time.

Q: Will using DPA hurt my chances of getting approved for a mortgage?
A: No. These programs are designed to work with your mortgage, not against it. Lenders who offer DPA are familiar with the process and factor it into your approval.

Q: How do I find out which programs I qualify for?
A: Start by talking to a local lender or reach out to Team Haigh. We work with lenders who specialize in matching buyers with available programs in Acworth, Marietta, Kennesaw, and Powder Springs.

Q: Can I use DPA if I'm buying a $500,000 home?
A: Yes. Some programs have higher purchase price limits, especially for conventional loans like the Peach Advantage Program. It's worth checking.

Q: What if I earn over $150,000, am I disqualified?
A: Not necessarily. 10% of programs have no income limits at all. There are options even for higher earners.

Final Thoughts

The six-figure income used to be the ticket to homeownership. Today, in West Cobb's competitive market, it's often just the starting point. But that doesn't mean you're stuck renting or waiting another five years to save.

Down payment assistance is a tool, one that's becoming more flexible, more accessible, and more common among buyers just like you. If you're earning over $100,000 and you've been putting off the home search because the down payment feels impossible, it's time to rethink the strategy.

The programs are out there. The funding is real. And the homes you want in Acworth, Marietta, Kennesaw, and Powder Springs are still within reach.

Ready to explore your options? Let's talk. We'll walk you through the process, connect you with the right lender, and help you find a home that fits your budget, and your life.