Four New Pembroke Homes With Up to $40,000 in Buyer Assistance

Finding an affordable home in Bryan County has become harder than it should be, especially for buyers who can comfortably handle a monthly mortgage payment but are struggling with the upfront cost of purchasing a home.

That is why I am genuinely excited about four new homes we will soon be listing in the City of Pembroke.

These homes are being constructed through Pembroke’s Community HOME Investment Program, commonly called CHIP. Qualified buyers may be able to purchase one of the homes below market value and receive up to $40,000 in buyer subsidy toward the purchase.

Yes, up to $40,000.

But this is not simply free money handed to anyone who buys the house. There are income, financing, occupancy and homebuyer education requirements. Let’s break down what the opportunity actually includes and who may qualify.

What Is the CHIP Program?

CHIP is a federally funded housing program administered in Georgia through the Georgia Department of Community Affairs. The program provides funding to qualifying cities, counties, housing authorities and nonprofit organizations to create and preserve safe, affordable housing.

In Pembroke, the program is being used to construct four single-family homes for eligible buyers.

The homes will be located on Ledford Street and are expected to offer approximately 1,277 to 1,408 square feet of living space. They are being constructed to meet required energy-efficiency and accessibility standards.

You can read more about the statewide program on the Georgia Department of Community Affairs CHIP website.

What Could a Qualified Buyer Receive?

According to the City of Pembroke’s program information, eligible buyers may receive a subsidy of up to $40,000 toward the purchase of one of these newly constructed homes.

The assistance is structured as a deferred, forgivable second mortgage. There are no monthly payments on the subsidy, and the balance is gradually forgiven as long as the homeowner follows the program requirements during the designated affordability period.

That affordability period will generally be five or ten years, depending on the amount of assistance received.

This distinction matters. Buyers should not think of the subsidy as unrestricted cash or an ordinary down payment grant. It is financial assistance tied to the home and to specific ownership and occupancy requirements.

Who May Qualify?

The City of Pembroke identifies several initial requirements:

• Total verifiable household income must be below 80% of the applicable Area Median Income.
• The buyer must have limited cash assets.
• The buyer must qualify for a first mortgage through a lender of their choice.
• The buyer must contribute a minimum of $1,000 toward the purchase.
• The buyer must complete an approved homebuyer education and counseling program.
• The home must be used as the buyer’s primary residence.

Mortgage options may include programs such as USDA or Georgia Dream, but the right loan will depend on the buyer’s individual qualifications.

The required homebuyer education and counseling currently costs $100 through an approved housing counseling agency. There is no fee to submit the CHIP application.

One important point: The program materials do not state that buyers must be first-time homebuyers. Buyers should be evaluated based on the complete current program requirements rather than assuming they do or do not qualify.

What Happens After You Purchase?

During the affordability period, the buyer must continue using the property as their primary residence.

The home generally cannot be rented, leased, sold or transferred during that period without potentially triggering repayment of the remaining subsidy. The owner must also maintain homeowners insurance, remain current on property taxes and stay in good standing with the first mortgage.

If the requirements are met, the second-mortgage balance is forgiven incrementally over the applicable five-year or ten-year period.

If the home is sold, rented, transferred or refinanced in a way that violates the program terms, the unforgiven portion may have to be repaid.

It is a good program, but it is also a commitment. Buyers need to understand both sides before moving forward.

Why This Opportunity Matters in Pembroke

Pembroke still offers the small-town sense of community that many people are looking for, but home prices and construction costs have risen here just as they have throughout the Savannah and Bryan County area.

These four homes create a path to homeownership for buyers who may otherwise continue renting or assume purchasing is out of reach.

This is not about lowering the standard of the home. The program is designed to make quality, newly constructed housing more attainable for income-qualified buyers.

For the right buyer, the combination of a below-market purchase price, a minimum $1,000 buyer contribution and up to $40,000 in subsidy could make a very real difference.

Why Buyers Should Start Early

Only four homes will be available, and the City of Pembroke’s materials state that completed applications are placed on a first-come, first-served waiting list. Eligible applicants are then served based on the order of their scheduled closings, provided grant funds remain available.

In plain English, waiting until the homes are finished and listed could put you behind buyers who have already completed the early steps.

Potential buyers should begin by:

1. Determining whether their household income may fall within the program limits.
2. Speaking with a lender about first-mortgage qualification.
3. Registering for the required homebuyer education and counseling.
4. Gathering income, asset and household documentation.
5. Requesting the current CHIP application and program requirements.

Do not count yourself out based on assumptions about your income, credit or previous homeownership. Let the program administrator and a qualified lender determine your eligibility.

Interested in One of the Four Pembroke Homes?

The Trisha Cook Team at Compass will be listing all four homes and helping interested buyers understand the real estate side of the process.

We can provide updates as construction progresses, share listing information as it becomes available and help connect potential buyers with the appropriate program and lending contacts.

Because there are only four homes, interested buyers should reach out now rather than waiting for the listings to appear online.

Contact The Trisha Cook Team at Compass at 912-737-2935 to be added to the interest list and receive updates about the Pembroke CHIP homes.

Program eligibility, subsidy amounts, mortgage approval, home pricing and availability are subject to verification and the current requirements of the City of Pembroke, the Georgia Department of Community Affairs and participating lenders.