The Loan That Lets You Buy in Forsyth & Fulton With Nothing Down

Most people believe the same two things about buying a home: you need a big down payment, and you’ll be stuck paying mortgage insurance for years. For a lot of would-be buyers, that’s the wall. They assume the down payment is the price of admission, so they keep renting and keep waiting.

Here’s the part most buyers never hear: that wall isn’t always there. Through our lending partner, Synovus Bank, there’s a specialty conventional loan built to take those exact barriers off the table — and for eligible buyers in Forsyth and Fulton County, it can mean getting into a home with little, or nothing, down.

What Makes This Loan Different

This isn’t a first-time-buyer program with a long list of catches. It’s a 30-year, below-market fixed-rate conventional loan for a primary residence, and it’s open to both first-time and repeat buyers. A few things set it apart:

100% financing. Eligible buyers can finance the full purchase — $0 down — on loan amounts up to $500,000.

No PMI. Most low-down-payment loans pile on private mortgage insurance every month. This one doesn’t — even with less than 20% down — which keeps your payment lower.

A below-market rate. The rate sits under current market, an estimated savings of about $5,000 a year for a typical buyer.

No income limits. Plenty of affordable-lending programs shut you out if you earn too much. This one has no income ceiling, so strong earners qualify too.

How Much You Can Finance

The program works in two simple tiers. On loan amounts up to $500,000, eligible buyers get 100% financing — nothing down. On loan amounts from $500,001 up to $832,750, you can finance up to 89.9%. That upper tier is what makes this a fit for move-up buyers too, not just first-timers — a real advantage in a market where Forsyth and Fulton prices climb quickly.

The Extras That Stretch Your Dollars Further

A few more levers make the out-of-pocket math even friendlier. Sellers may contribute up to 9% toward your prepaid items, closing costs, or an interest-rate buydown — a meaningful amount in a market where sellers are giving concessions again. For buyers who need a hand with the rest, the program allows a combined loan-to-value of up to 110% with approved down-payment assistance. The only real cash you’re required to bring is a minimum of $500 of your own funds toward the transaction.

Who It’s For, and Where

The loan is available in select areas — including our Forsyth and Fulton County markets — for 1-unit single-family homes, townhomes, and condominiums used as a primary residence. If you’re a first-time buyer trying to clear the down-payment hurdle, or a repeat buyer who’d rather keep your cash working than sink it into a down payment, this is worth a conversation. As with any mortgage, approval comes down to credit, the property, and the program guidelines so the honest next step is simply to see where you stand.

The Next Step Is a Short Conversation

Programs like this don’t stay quiet for long, and terms can change. If buying is anywhere on your horizon, it’s worth finding out now whether you qualify  before you fall for a home and start scrambling on financing. I’ll walk you through it and connect you with the right lending team, so you get a clear, straight answer with no pressure attached.

And if someone you care about has been stuck on the “we’ll buy when we’ve saved a down payment” treadmill, send them this. It might be the thing that changes their timeline.

Equal Housing Lender. Financing is provided by Synovus Bank, Member FDIC, and is subject to credit approval, income and asset verification, appraisal, and program eligibility requirements. Not all applicants will qualify. 100% financing applies to eligible borrowers on loan amounts up to $500,000; up to 89.9% financing is available from $500,001 to $832,750. Rates, terms, and program availability are subject to change without notice and do not constitute a commitment to lend. Estimated savings are illustrative and vary by loan amount, rate, and circumstances. Wicker Realty Specialists LLC is a licensed real estate brokerage, not a mortgage lender, and does not make credit decisions or set loan terms. Contact a Synovus mortgage professional for details specific to your situation. Synovus Bank NMLS #[number].