How Pembroke Is Expanding Homeownership Opportunities

There has been plenty of conversation about the need for more attainable housing in Bryan County. The City of Pembroke is doing something concrete about it.

Through the Community HOME Investment Program, commonly called CHIP, the City is working with the Georgia Department of Community Affairs to construct new single-family homes and make them available to qualified buyers.

The homes included in the current release are expected to be priced between $250,000 and $275,000. Qualified buyers may also be eligible for up to $40,000 in CHIP assistance toward their purchase.

This is not simply a real estate development. It is a coordinated effort to create quality housing, expand homeownership and help buyers who can manage a mortgage but may need assistance overcoming the upfront financial barriers to purchasing a home.

What Is Pembroke Doing?

The City of Pembroke applied for and received funding through Georgia DCA’s Community HOME Investment Program.

CHIP funding can be awarded to qualifying local governments, public housing authorities and nonprofit organizations. The money is used to rehabilitate owner-occupied homes or construct and renovate single-family homes for eligible buyers.

Pembroke is using the program to add newly constructed homes to the community and provide a more attainable path to ownership.

The City is involved throughout the process, from securing funding and overseeing construction to coordinating applications and ensuring that each property and buyer is submitted to DCA for the required review.

This is the kind of local investment that creates a lasting impact. It increases the number of quality homes available, supports neighborhood stability and gives more people the chance to build equity through ownership.

What Is Georgia DCA’s Role?

The Georgia Department of Community Affairs administers CHIP using federal HOME Investment Partnerships Program funding provided through the U.S. Department of Housing and Urban Development.

DCA establishes the program requirements, reviews buyer and property information and completes the underwriting process before a CHIP-assisted purchase can close.

Every property receiving CHIP funding must be submitted for underwriting. Each buyer must also submit a complete application with supporting financial and household documentation.

The home cannot close until DCA completes its review.

This additional step helps confirm that the buyer, property, mortgage and requested assistance meet the program requirements. More information about CHIP is available through the Georgia Department of Community Affairs.

How Much Will the Homes Cost?

The anticipated listing prices for the homes in the current release range from $250,000 to $275,000.

The final price of each home may depend on its size, construction costs, location, appraised value and other property-specific factors.

Qualified buyers may be eligible for up to $40,000 in CHIP subsidy toward the purchase. The exact amount is not automatic. It is determined through underwriting based on the buyer’s qualifications, financing and documented need.

The subsidy is structured as a deferred, forgivable second mortgage. The buyer does not make monthly payments on this assistance, but the home must remain the buyer’s principal residence during the required affordability period.

Who May Qualify?

Applicants must meet the current City and DCA program requirements.

Initial qualifications include:

• Verifiable household income below 80% of the applicable Area Median Income
• Limited cash assets
• Qualification for an acceptable first mortgage
• A minimum buyer contribution of $1,000
• Completion of approved homebuyer education and counseling
• Use of the property as the buyer’s principal residence

Buyers may be able to use mortgage programs such as USDA or Georgia Dream, but the first mortgage is separate from CHIP approval. Buyers must qualify for their financing through an approved mortgage provider.

The program information does not state that applicants must be first-time homebuyers. Buyers should not assume they qualify or disqualify themselves without having their individual circumstances reviewed.

What Will Applicants Need to Provide?

CHIP underwriting is more detailed than an ordinary mortgage application. DCA reviews the finances and composition of the entire household, not just the person applying for the mortgage.

Required documentation may include:

• A completed CHIP intake and underwriting application
• Identification and documentation for household members
• Two months of paystubs for employed household members
• Documentation of benefits, investments, child support, alimony and other income
• All pages of bank, retirement and investment statements for the previous six months
• Employment verification for working household members
• A mortgage preapproval letter
• An executed purchase and sale agreement
• A HUD-approved homebuyer counseling certificate
• A lender fee sheet or Closing Disclosure
• Information about monthly debts and financial obligations
• Principal-residence and citizenship-status certifications

Incomplete documentation can delay underwriting and, ultimately, the closing. Buyers interested in the program should begin gathering their financial records early.

Who Helps Buyers Through the Process?

The Trisha Cook Team at Compass will list and market the homes included in the current release.

Our role will also include assisting City staff with accepting buyer applications and gathering the documentation required for submission to DCA.

Some buyers may already be working with a real estate agent. Others may learn about the homes directly through the City’s local advertising. Either way, the goal is to create an organized process and help buyers understand what needs to be submitted.

The Trisha Cook Team and City staff can assist with intake, but neither the real estate agent nor the City’s intake staff makes the final eligibility decision. Completed applications are submitted to DCA for underwriting and approval.

Why Is Homebuyer Education Required?

Approved homebuyer education and counseling are required as part of the program.

The course helps buyers understand mortgage financing, budgeting, credit, insurance, property taxes, closing costs and the ongoing responsibilities of homeownership.

The City’s current program information states that there is no fee to submit the CHIP application. Buyers are responsible for the $100 cost of the required homebuyer workshop and counseling through an approved agency.

What Happens After the Purchase?

A buyer receiving CHIP assistance must occupy the home as their principal residence throughout the required affordability period, which will generally be five or ten years based on the subsidy amount.

During that period, the home generally cannot be rented, leased, transferred or sold without potentially requiring repayment of the remaining unforgiven assistance.

The owner must also maintain homeowners insurance, remain current on property taxes and keep the first mortgage in good standing.

As long as the requirements are met, the CHIP second-mortgage balance is gradually forgiven.

A Long-Term Investment in Pembroke

This project is one part of Pembroke’s continued effort to expand attainable homeownership and strengthen the community.

The City is creating new housing opportunities. Georgia DCA is providing funding, underwriting and program oversight. The real estate team will connect the homes with interested buyers and help organize the application process.

When each part works together, buyers receive more than financial assistance. They receive a clearer, more supported path toward owning a home.

Interested in a Pembroke CHIP Home?

The Trisha Cook Team at Compass will provide updates as the homes become available and help interested buyers understand the real estate and application process.

Because DCA underwriting requires substantial documentation, buyers should begin preparing before they are ready to write an offer.

Contact The Trisha Cook Team at Compass at 912-737-2935 to receive updates, discuss the initial requirements and learn what documents you can begin gathering now.

Program eligibility, subsidy amounts, underwriting approval, mortgage approval, property pricing and availability are subject to the current requirements of the City of Pembroke, Georgia DCA and the buyer’s mortgage provider.