Newnan’s inventory sits at 1.8 months—half the national average—so buyers need to move fast. Entry-level homes in Thomas Village or Calumet Farms list around $300K and typically sell within 10 days with 2–3 % above-ask premiums. Move-up buyers eyeing SummerGrove or Arbor Springs should budget $420–$500K, while luxury buyers in St. Andrews or The Oaks routinely cross $700K. Key stat: 38 % of April 2024 sales went to out-of-state buyers, so local pre-approval is critical to compete.

• Median days on market: 14
• Average sale-to-list ratio: 99.4 %
• Year-over-year appreciation: 6.1 %

New construction is booming south of I-85; Ashton Woods, Pulte, and DR Horton are releasing sections every 45 days. Most builders accept NMHL financing, and we can lock your rate for 180 days while the home is finished—protecting you from any uptick while you personalize finishes.

Ashley Park / University Drive corridor—Perfect for FHA buyers needing 3.5 % down and walkability to Target, Whole Foods, and over 30 restaurants. Condos start at $240K; townhomes at $330K.

SummerGrove—Tree-lined streets, golf course, and top-rated Arbor Springs Elementary. Prices from $380K to $550K; USDA eligible on the south fringe, so you can finance 100 % with NMHL.

Historic Downtown—Craftsman bungalows and Victorian gems; many qualify for NMHL FHA 203(k) so you can roll renovation costs into one loan. Values rose 7.4 % last year, boosted by the new Coweta Courthouse plaza.

Smokey Road—Up-and-coming area where investors are flipping 1970s ranches. Ideal for self-employed buyers using our Bank-Statement Program; entry prices still under $300K but moving fast.

Thomas Village—Newnan’s largest HOA maintains pools, tennis, and 30 acres of green space. Great for VA families; $0-down loans cover the $380–$420K range, and elementary schools score 9/10.

Coweta’s millage rate for 2024 is 24.45 mills—about 0.90 % of assessed value—ranking among the lowest in metro Atlanta. A $380,000 home carries roughly $3,420 in annual taxes before exemptions. Georgia assesses at 40 % of fair-market value, so your assessed base is $152,000.

First-time homeowners can knock off $2,000 with the Standard Homestead Exemption; buyers 62+ receive an additional $10,000 exemption, slicing taxable value to $140,000 or less. Veterans with 100 % disability are 100 % exempt from school taxes, saving roughly $2,100 yearly. NMHL builds these savings into your pre-approval so your debt-to-income ratio is accurate on day one.

Tax bills arrive in October with a 60-day payment window; most lenders escrow twelve months plus a two-month cushion. If you close in June, expect 5–6 months of taxes collected at closing—about $1,700 on the median home.

Georgia Dream: Up to $10,000 ($15,000 for protectors) at 3 % simple-interest deferred second mortgage. Income limit for Coweta is $92K; purchase price cap $350K for existing, $400K for new construction. Combine with FHA, VA, USDA, or conventional 97.

Coweta County HOME Consortium: $7,500 forgivable after five years; must be first-time buyer and attend a 6-hour HUD class. NMHL hosts the class every month at our Newnan branch on Bullsboro Drive.

Federal Home Loan Bank – Atlanta: $7,500 grant (no repayment) for households earning ≤ 80 % area median income. NMHL is a member bank, so we reserve funds every July when the window opens.

NMHL 1 % Down Advantage: We contribute 2 %, you put in 1 %, giving you 3 % equity and no PMI. Works on $380K purchases with 680+ credit; still layer most of the grants above for a true $0-out-of-pocket deal.

Medical collections, divorce, or past foreclosure don’t have to keep you renting. Our Second-Chance FHA allows 580 credit with 3.5 % down and counts 12 months of verified rent toward payment history. If your score is 500–579, we manually underwrite with 10 % down and require one month of reserves—about $2,800 on the median home.

For recent Chapter 7 bankruptcy, FHA only needs 24 months from discharge; Chapter 13 can be 12 months of on-time plan payments with trustee approval. We also offer NMHL CreditX—a rapid-rescore service that adds, on average, 38 points in 10 business days by correcting balances and removing duplicate collections.

If you’re rebuilding but have 20 % equity, consider our Non-QM Fresh-Start loan: bank statements or 1099s accepted, 12-month bank-statement program, and rates starting 1 % above conforming. Perfect for house-flippers turned homeowners who now want stability in Arbor Springs.

Whether you own the brunch spot on Court Square, haul freight on I-85, or consult from a home office in SummerGrove, writing off income on Schedule C can sink a traditional mortgage. NMHL’s Bank-Statement Program solves that. Qualify with 12 or 24 months of business statements; we gross-up deposits 100 % for sole props, 85 % for S-Corps, and accept only 10 % down on loans to $1.5 million.

We allow debt-to-income ratios to 50 % with 700 credit, and you can co-sign with a W-2 family member if needed. No 4506-T transcripts required, so your write-offs stay between you and your CPA. Rates run roughly ½-point above conventional, but the ability to borrow on true cash flow—not taxable income—often means loan approval instead of denial.

Recent Newnan closings include a trucking-company owner who qualified for a $485K home on Thomas Road with 15 % down using 18 months of business statements, and a bakery owner in downtown who bought a $365K loft with 12 % down and a 5/6 ARM starting at 6.625 %.