Home financing in Dekalb County.

Home financing means borrowing money to purchase, refinance, or improve a home, and then repaying that money over time — usually 15 to 30 years — with interest. The most common tool is a mortgage loan, where the home itself serves as collateral. There are different types of mortgages: conventional loans (offered by private lenders), government-backed loans (FHA, VA, USDA), and portfolio loans (kept by the lender rather than sold to a larger institution).

For solo contractors, self-employed workers, and small real-estate investors in DeKalb County, portfolio loans and CDFI loans are often the most flexible because they use real-world income documentation rather than strict payroll records. You do not need to be a U.S. citizen or have a Social Security number to qualify for every type of home loan — ITIN mortgages exist and are available in DeKalb County.

DeKalb County has one of the most economically diverse communities in Georgia — anchored by the City of Decatur, Stone Mountain, Tucker, Clarkston, and the eastern neighborhoods of Atlanta. That diversity shapes who lenders here are used to working with.

**Salaried employees** with steady W-2 income typically have the smoothest path to a conventional or FHA mortgage.

**Solo contractors and self-employed workers** — including gig workers, plumbers, electricians, landscapers, and house cleaners — can qualify using two years of tax returns (Schedule C or 1099s), bank statement loans, or profit-and-loss statements reviewed by a CPA. Many local lenders and CDFIs in DeKalb specialize in this type of documentation.

**ITIN holders** — residents who pay taxes using an Individual Taxpayer Identification Number instead of a Social Security number — can access ITIN mortgage programs offered by select credit unions and community lenders in the metro Atlanta area. You will typically need 12–24 months of bank statements and a strong rental or payment history.

**Small real-estate investors** purchasing 1–4 unit properties can often use rental income from the property to help qualify, and DeKalb's rental market — especially around Decatur, Clarkston, and Lithonia — makes this a realistic strategy.

You do not need perfect credit. Many local programs accept credit scores starting at 580–620, and some CDFI programs work with people rebuilding their credit history.

Gathering your paperwork before you talk to a lender saves significant time. Here is what most home loan applications in DeKalb County will require:

**For all applicants:**

- Government-issued photo ID (passport, consular ID/matrícula, or driver's license)

- Two years of federal tax returns (signed)

- Two most recent months of bank statements (all pages)

- Proof of current address (utility bill, lease agreement)

- 12 months of on-time rent or mortgage payment history

**If self-employed or a solo contractor:**

- Two years of business tax returns (if incorporated) or Schedule C

- Year-to-date profit-and-loss statement prepared by a CPA or licensed tax professional

- Business bank statements (12–24 months for bank statement loans)

- Any 1099 forms received

**If using an ITIN:**

- Your ITIN letter from the IRS

- Passport or consular ID

- 12–24 months of bank statements

- Proof of consistent rental payment history (letters from landlords, money order receipts, or bank records)

**For real-estate investors:**

- Current leases for any rental properties you own

- Schedule E from your tax return (showing rental income)

- A property appraisal will be ordered by the lender

Tip: Keep digital copies of all documents in a secure folder. Local nonprofit housing counselors in DeKalb can help you organize everything for free before you apply.