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Home South DeKalb

DeKalb CEO, Commissioners join ANDP to announce $20M, three-year, 100 healthy-home investment

Slides from 9-24-20 Advisory Council Meeting

South DeKalb Neighborhood Resource Guide

July 2018


Home South DeKalb is a three-year initiative to lift homeownership rates, restore family wealth, increase neighborhood stability, and improve resident health and wellness outcomes in South DeKalb. With the initiative, ANDP will invest $20 million of its existing and new capital to improve areas hardest hit by the foreclosure crisis, especially those neighborhoods impacted by the lingering effects of negative equity.


More than 10 years after the start of the foreclosure crisis, metro Atlanta families and neighborhoods continue to struggle with the aftermath of underwater home values and disinvestment. South DeKalb lost more than 18,000 homeowners during the crisis and nearly one in three of its homeowners owe more on their mortgages than their homes are worth.


“We are excited to launch this holistic housing initiative in South DeKalb. ANDP has partnered with DeKalb County on housing issues for much of its 27-year history. Since the onset of the foreclosure crisis, we’ve partnered to impact more than 200 DeKalb single-family homes. We’re mobilizing to increase our scale in South DeKalb to maximize our impact on families and communities,” said John O’Callaghan, ANDP president and CEO.


At the completion of the three-year effort (ending December 2021), the Home South DeKalb initiative will result in:


  • 100 newly redeveloped single-family homes (with a focus on homeownership);

  • Increased focus on long-term sustainability and affordability of the home through enhanced green and healthy rehabilitation standards; 

  • Increased lending from the ANDP Loan Fund to developers of affordable housing,

  • Access to down payment assistance from sources managed by ANDP, 

  • Enhanced community engagement efforts for neighborhood leaders, and

  • A commitment to collaborate with housing, community, and governmental entities and a broader network of health, educational and other partners to improve health, equity and economic outcomes in South DeKalb.


“The Home South DeKalb initiative complements the county’s renewed commitment to eradicating blight, improving affordable housing opportunities and enhancing quality life for all DeKalb County residents,” said DeKalb County CEO Michael Thurmond.,” said DeKalb County CEO Michael Thurmond.


“ANDP takes seriously the word ‘partnership’ in its name. It is only with combined efforts of partners like DeKalb County, NeighborWorks America and our other funding partners that we can make an impact in our communities. Our partnership with DeKalb County’s Community Development Department has improved our development capacity. We’ve grown from a pilot project of six homes starting in 2008 to become metro Atlanta’s largest producer of quality rehabbed homes for sale to low- and moderate-income families,” said O’Callaghan. “We look forward to continuing to serve DeKalb County and its residents.”


Home South DeKalb

Home South DeKalb is a $20M, three-year initiative (2019-2021) aimed at improving South DeKalb neighborhoods impacted by the foreclosure crisis and lingering homeowner negative equity. The initiative will result in at least 100 homes renovated to ANDP's green and healthy standards, increased development capital for developers of affordable housing, leadership development opportunities for neighborhood leaders, and increased collaboration with partners to improve health, equity and economic outcomes in South DeKalb. 


Home South DeKalb Overview
South DeKalb Neighborhood Resource Guide
Home South DeKalb Advisory Council - Event Program
  • What are the terms of the NeighborhoodLIFT funding?
    NeighborhoodLIFT funds are provided as a five-year forgivable loan program for owner-occupied properties. As long as the borrower resides in the home, the loan will be forgiven at 20 percent each year on the anniversary date of settlement. If the house is no longer a principal residence or the property is transferred, repayment of the balance of funds will be immediately due. If you qualify for the military benefit, check with NeighborWorks Columbus on repayment terms.
  • Are there income restrictions for eligible borrowers?
    Yes. Income limits are set for each market for NeighborhoodLIFT funds. The income limits are calculated based on borrower(s)’s income in connection with household size. Income limits are higher for military service members, veterans, law enforcement officers, Pre-K-12th grade teachers, firefighters and emergency medical technicians. View Income LimitsView First Responder, Military & Teacher Benefit Information
  • If a person living in the home is not included on the loan to purchase the home does their income count in the calculation of household income?
    No. Only borrower income is calculated. View income limits.
  • Are there other financial requirements to participate in the program?
    You may be required to make an additional down payment contribution from your own funds if your ‘remaining liquid assets’ at the time of your eligibility determination session will exceed $20,000.
  • How are liquid assets determined?
    ‘Remaining liquid assets’ are defined as your available funds in bank accounts such as checking, savings or money market accounts that are readily accessible without withdrawal restrictions or penalties after you have met any out-of-pocket settlement requirements from your own funds. Liquid assets do not include Retirement Accounts (such as 401(k), IRA or pension accounts), Investment Accounts (such as stock, bond or mutual funds), Certificates of Deposit (CDs), Business Checking or Savings Accounts. Liquid asset determinations and contribution requirement estimates are made at the time of your Eligibility Determination Session. Liquid asset funds that are subsequently transferred to restricted accounts after your Eligibility Determination Session will not be excluded from contribution calculation requirements.
  • Is there a way to participate in NeighborhoodLIFT since I did not attend the event on May 4-5?
    Not at this time. The NeighborhoodLIFT funds were allocated at the event on May 4-5. Please check this website after July 6 to see if funds have become available. If so, funds will be made available on a first-come, first-served basis for eligible buyers who have completed the required steps.
  • What first mortgage lenders are eligible to participate in the NeighborhoodLIFT program?
    See a list of participating lenders here.
  • What is homebuyer education and how do I get it?
    Homebuyer education is an eight-hour class that teaches about the home buying process. Homebuyer education must be provided by a HUD-Approved Housing Counseling Agency that has adopted the National Industry Standards for Homeownership Education and Counseling. More information and a list of approved providers can be found here.
  • I have a homebuyer education certificate from an agency that is not HUD Approved. Will that be accepted?
    No. Only homebuyer education certificates from HUD-Approved Housing Counseling Agencies that have adopted the National Industry Standards are eligible for NeighborhoodLIFT funds. View Homebuyer Education providers.
  • Can I own another home and still qualify for the NeighborhoodLIFT program?
    Yes, if you currently own a home but will be selling it prior to closing on the NeighborhoodLIFT property, you can still be eligible for the program. At the time of closing you may not own any additional properties including investment properties.
  • Are short sale properties eligible for NeighborhoodLIFT funds?
    Short sale properties are eligible for the program. The purchase agreement for the short sale property must be signed by the buyer and the seller to apply for NeighborhoodLIFT funds. The lender (lien holder of short sale property) must ratify the agreement prior to closing. NeighborhoodLIFT funds CAN be used in connection with the financing of a Wells Fargo short sale but only if Wells Fargo is not the new first mortgage lender on the short sale purchase. Another lender must originate the new first mortgage loan.
  • What expenses can I use the NeighborhoodLIFT DPA Funds to cover as part of my purchase of a home?
    NeighborhoodLIFT down payment assistance funds may be used for any eligible purpose including closing cost assistance, down payment assistance, or borrower minimum out-of-pocket investment if allowed by the first mortgage loan program. NeighborhoodLIFT funds may cover the closing costs or out-of-pocket requirements of a FHA first mortgage or other type of first mortgage loan, however for a FHA mortgage the borrower must still provide their own 3.5% down payment. You should consult directly with your first mortgage lender and NeighborWorks Columbus to determine how NeighborhoodLIFT program funds may be used in connection with your home purchase.
  • Can I qualify for additional incentives along with NeighborhoodLIFT funds?
    Yes. There may be several programs eligible for layering incentives together with NeighborhoodLIFT funding. Programs sponsored by local municipalities or the state of Georgia could potentially be included. For information on other incentive programs, contact ANDP.
  • How do I know if I am eligible for additional incentive programs?
    Eligibility for each program is determined by the program administrators. Contact them directly to participate in their programs.
  • Are there any properties that are not eligible for NeighborhoodLIFT funds?
    Yes. Wells Fargo REO (real estate owned) properties are not eligible for NeighborhoodLIFT funds. To learn if a property is a Wells Fargo REO click here In addition, properties outside of the defined geographic area are not eligible. VIEW MAP
  • What do I need to do following the NeighborhoodLIFT event?
    Following the NeighborhoodLIFT event, clients who receive an allocation of funds will have 60 days to obtain a contract on a home and submit the required documents to ANDP/NeighborWorks Columbus. Clients who do not complete all of these steps will lose their NeighborhoodLIFT allocation. Clients are encouraged to submit the documents following the NeighborhoodLIFT event as soon as they are available. Please note successful completion of the eight-hour HBE course is required prior to closing.
  • Once a buyer is determined to be eligible for NeighborhoodLIFT, how quickly will the process move forward?"
    Once a buyer has an executed contract, they should request an Eligibility Determination Session. Borrowers should complete their Eligibility Determination Session no less than 21 days prior to the closing date listed on their purchase and sale agreement. Even if a borrower has a purchase and sale agreement, no closings may take place before June 5, 2018. Once a borrower is determined to be eligible, a commitment letter will be issued with a copy sent to the first mortgage lender. The first mortgage lender will then prepare documents for closing and provide copies of the required documents to NeighborWorks Columbus at least 14 calendar days prior to closing. NeighborWorks Columbus will then have all documents prepared for the closing.
  • What documents do my lender and I have to submit to NeighborWorks Columbus so that I can settle on my home using NeighborhoodLIFT funds?
    Your first mortgage lender is required to submit documents to NeighborWorks Columbus 14 days prior to closing. Please have your lender consult NeighborWorks Columbus for details by emailing
  • Will extensions be allowed for clients who do not have a contract on a home within 60 days of the event?
    No. Extensions are only available for clients who have met the program requirements and are preparing for settlement.
  • If a contract falls through can the client change to another property?
    It depends on which step the client is in the process. If this happens the client should follow up with NeighborWorks Columbus directly.
  • What happens if I can’t become pre-approved for a first mortgage?
    Clients who are not able to qualify for a loan will be offered financial fitness classes and counseling. The classes and counseling are designed to help prepare clients to get approved for a first mortgage. Financial fitness classes provide information on how to manage income and create a budget based on that income, how to save, how to obtain a credit report, as well as how to apply for and use credit. View list of approved financial fitness providers.
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