Georgia process · buyer view

The Georgia Home-Buying Process: Your Step-by-Step Checklist

This checklist walks you through buying a home in Georgia, from picking an agent to getting the keys.

Reading as buyer. Switch to seller

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

Get your money, paperwork, and agent lined up before you start touring homes. This is the prep phase where small mistakes are still easy to fix.

  1. Sign a written buyer brokerage agreement with your agent

    Your agentBefore touring any homes

    In Georgia you must sign a written buyer brokerage engagement before your agent can fully represent you, and a national MLS rule from the NAR settlement also requires it before you tour any home with that agent. This agreement spells out what your agent will do for you, how long it lasts, and how they get paid. Most Georgia agents use the standard GAR Buyer Brokerage Engagement Agreement.

    You'll need

    • Photo ID

    Cost: $0

  2. Get pre-approved for a mortgage

    LenderBefore you start touring homes

    Talk to two or three lenders so you can compare rates, fees, and loan programs. The lender will pull your credit and ask for income and bank documents, then give you a pre-approval letter showing the price you can afford. Sellers in Georgia almost always want to see this letter before taking your offer seriously.

    You'll need

    • W-2s (last 2 years)
    • Pay stubs (last 30 days)
    • Bank statements (last 2 months)
    • Photo ID

    Cost: $0

  3. Save for your down payment and closing costs

    YouBefore making an offer

    Plan for more than just the down payment. You will also owe closing costs like the lender's fees, the closing attorney, title insurance, and the first year of homeowner's insurance, which usually add up to about 2-5% of the price. Keep this money in an account you can document for the lender.

    Cost: varies

  4. Decide what you actually need in a home

    YouBefore touring

    Make a short list of must-haves (number of bedrooms, commute time, school zone) and nice-to-haves. Share it with your agent so they don't waste your time on homes that won't work. Stay flexible on small things so you don't lose a great house over a paint color.

    Cost: $0

  5. Tour homes with your agent

    Your agentAfter signing a brokerage engagement

    Visit homes in person with your agent so you can see the floor plan, neighborhood, and condition for yourself. Take photos and short notes after each tour so you don't mix them up later. Ask your agent every question that comes to mind — that is part of what you signed them up for.

    Cost: $0

  6. Understand how your agent will get paid

    Your agentBefore making an offer

    Since the NAR settlement, the MLS no longer shows what the seller is offering to pay your agent, so compensation is now talked about outside the MLS. In Georgia, your agent's pay can come from the seller through the contract, from a seller credit applied to your closing costs, or from you directly. Talk through which path you'll try first so there are no surprises when you write the offer.

    Cost: varies

Phase 2 of 7 · typically 1-7 days

Offer

Write a strong, clean offer and get it accepted. Once both sides sign, you have a binding contract under Georgia law.

  1. Review recent comparable sales with your agent

    Your agentBefore writing an offer

    Ask your agent to pull a list of similar homes that have sold nearby in the last few months. Use those prices to decide what the home you want is really worth. This keeps you from overpaying and helps your offer come in at a number the seller will take seriously.

    Cost: $0

  2. Write the offer using the GAR Purchase and Sale Agreement

    Your agentWhen you find the right home

    Most Georgia residential offers are written on the GAR Purchase and Sale Agreement, which is the standard contract used by Georgia REALTORS. Your agent fills in the price, closing date, due diligence period, and any seller-paid items. Read every page before you sign — once both sides sign, you are in a binding contract.

    You'll need

    • Pre-approval letter
    • Proof of earnest money funds

    Cost: $0

  3. Ask the seller to pay your agent in the offer

    Your agentWhen writing the offer

    Because the MLS no longer advertises seller-paid agent compensation under the NAR settlement, your offer is now where you ask for it. Your agent can write in a request for the seller to cover all or part of your agent's fee, or for a closing-cost credit you can use toward it. The seller can say yes, no, or counter, just like with the price.

    Cost: varies

  4. Pick your due diligence period and termination fee

    Your agentWhen writing the offer

    The GAR contract gives you a due diligence period — a set number of days where you can cancel for any reason and only lose a small termination fee written into the contract. Common windows are 7 to 14 days, with termination fees of around $10 to $100. A longer window is safer for you but may make your offer less attractive to the seller.

    Cost: $10-100 typical termination fee

  5. Deliver earnest money to the holding broker

    YouWithin the days listed in the contract (often 1-3 days after binding)

    Earnest money is the deposit that shows the seller you're serious. In Georgia, the broker who holds it must put it into a trust account within three banking days of receiving it. Bring a check or wire it on the timeline written in the contract — late delivery can put your contract at risk.

    You'll need

    • Earnest money check or wire

    Cost: 1-2% of price typical

Phase 3 of 7 · typically 1-2 weeks

Under Contract

The contract is signed and the clock starts. You'll line up the team that gets you to closing — attorney, lender, title, insurance.

  1. Confirm your earnest money was deposited on time

    Your agentWithin 3 banking days of binding agreement

    Ask the holding broker for a copy of the trust account deposit record. Georgia rules require the broker to deposit earnest money into a trust account within three banking days of receipt. Keeping the deposit slip in your file protects you if there is ever a dispute about the money.

    You'll need

    • Trust account deposit confirmation

    Cost: $0

  2. Pick your Georgia closing attorney

    YouRight after going under contract

    Georgia is an attorney-state, which means a licensed Georgia attorney must prepare the deed and run the closing. As the buyer, you usually get to choose the attorney. Ask your agent or lender for a few names, then call to compare fees and how easy they are to reach.

    Cost: $500-1,200 typical

  3. Request the HOA or condo disclosure package

    Seller's sideEarly in the due diligence period

    If the home is in an HOA or condominium, Georgia law makes the seller give you a disclosure package with the rules, budget, fees, and any pending lawsuits. Read it carefully — special assessments, rental rules, or pet limits can be deal breakers. Check the deadline in your contract for asking for these documents.

    You'll need

    • HOA/condo declaration
    • Bylaws
    • Current budget
    • Statement of assessments

    Cost: $0-400 typical resale package fee

  4. Have your attorney open the title search

    AttorneyWithin first week under contract

    Your closing attorney will run a title search to confirm the seller really owns the home and that there are no liens, unpaid taxes, or boundary issues. Get this started early so any problems can be fixed before closing day. The attorney will also order title insurance for you and your lender.

    Cost: Included in closing costs

  5. Shop for homeowner's insurance

    YouWithin first 1-2 weeks under contract

    Get quotes from at least two or three insurance companies so you can compare price and coverage. The lender will not close your loan without an active policy in place. Watch out for separate flood, wind, or sewer line policies that some Georgia areas need.

    You'll need

    • Property address
    • Year built
    • Roof age

    Cost: $1,200-2,500/year typical

Phase 4 of 7 · typically 7-14 days (whatever you wrote into the contract)

Inspection (Due Diligence)

Use Georgia's due diligence period to look under the hood. This is the window where you can still walk away or push back on price.

  1. Hire a licensed home inspector

    InspectorEarly in the due diligence period

    A general home inspector spends a few hours checking the roof, foundation, electrical, plumbing, HVAC, and major appliances. Be there for the inspection if you can — you'll learn a lot more in person. You'll get a written report within a day or two that you can use to negotiate repairs.

    Cost: $400-700 typical

  2. Order a wood-destroying organism (termite) inspection

    InspectorDuring the due diligence period

    Termites are common across Georgia, so most lenders and buyers ask for a wood-destroying organism inspection (often called a WDO letter). A licensed pest inspector checks for active termites and damage from past infestations. Many lenders require this report before they'll close the loan.

    Cost: $75-150 typical

  3. Test for radon if the home is in a high-radon area

    InspectorDuring the due diligence period

    Radon is a tasteless, odorless gas that can cause lung cancer over time. Several northern Georgia counties have higher-than-average radon levels per the EPA's data. A short-term test costs less than $200 and gives you results in a few days, and is worth doing in higher-risk zones.

    Cost: $100-200 typical

  4. Use the 10-day lead-paint inspection if home was built before 1978

    InspectorWithin 10 days of contract for pre-1978 homes

    Federal law gives you a 10-day window to test for lead-based paint in homes built before 1978, unless you sign a written waiver. The seller must also give you any lead reports they already have, plus an EPA pamphlet. If lead is found, you can negotiate or walk away inside the contract terms.

    You'll need

    • Signed lead-based paint disclosure

    Cost: $300-600 typical

  5. Negotiate repairs, ask for a credit, or terminate

    Your agentBefore due diligence period expires

    Inside the due diligence period you can ask the seller to make repairs, give a closing-cost credit, lower the price, or you can cancel the contract for any reason. If you cancel before the period ends, you only lose the small termination fee in the contract and get your earnest money back. After the period ends, your reasons to walk away shrink fast.

    You'll need

    • Inspection reports
    • Repair amendment or termination notice

    Cost: $0

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

Your lender finishes underwriting and an appraiser confirms the home is worth what you agreed to pay.

  1. Submit your full loan application

    LenderWithin first week under contract

    After you go under contract, send your lender the full application along with any extra documents they ask for. Respond fast — every day you delay can push closing back. Don't open new credit cards or take out new loans until after closing, since lenders re-check your credit at the end.

    You'll need

    • Signed purchase contract
    • Updated pay stubs
    • Most recent bank statements

    Cost: $0

  2. Lock your interest rate

    LenderOnce closing date is set

    Ask your lender when to lock in your interest rate. A rate lock protects you from rate hikes for a set window, usually 30 to 60 days. If your closing slips past the lock date, you may have to pay a fee to extend it.

    Cost: $0 if closed in time

  3. Let the appraiser into the home

    LenderAfter loan application is in

    The lender hires a licensed appraiser to confirm the home is worth what you're paying. You usually pay for the appraisal upfront, around $500 to $700. If the appraisal comes in low, you can ask the seller to lower the price, bring extra cash to closing, or cancel under the contract's financing terms.

    Cost: $500-700 typical

  4. Quickly respond to underwriting requests

    LenderThrough underwriting

    The underwriter will likely ask follow-up questions like updated bank statements, source-of-funds letters, or proof of paid debts. Send everything in the same day if you can. The faster you reply, the sooner you'll get your clear-to-close.

    You'll need

    • Whatever the underwriter requests

    Cost: $0

  5. Get your clear-to-close from the lender

    LenderA few days before closing

    Clear-to-close means underwriting has approved your loan and the file is ready for the closing attorney to schedule. The lender will send loan documents to your closing attorney, who then sends you the final number you'll need to bring. Aim to get clear-to-close at least 3 days before your scheduled closing date.

    Cost: $0

Phase 6 of 7 · typically 5-7 days

Pre-Closing

Final walk-through, final numbers, and getting your money to the right place. The week before closing is busy.

  1. Review your Closing Disclosure carefully

    LenderAt least 3 business days before closing

    By federal law, your lender must send you a Closing Disclosure at least 3 business days before closing. Read every line and compare it to the loan estimate you got at the start. If anything looks off — fees, interest rate, cash to close — call your lender or attorney right away.

    Cost: $0

  2. Bind your homeowner's insurance

    You1-2 weeks before closing

    Tell the insurance company you want to lock in (bind) the policy and pay the first year. The closing attorney and lender will need a copy of the binder before closing. Make sure the policy starts on or before your closing date.

    You'll need

    • Insurance binder

    Cost: $1,200-2,500/year typical

  3. Set up utilities to switch on closing day

    You1 week before closing

    Call the power, gas, water, internet, and trash providers and ask for service to start in your name on closing day. Some Georgia areas have city or county water providers, so ask the seller's agent who supplies what. Setting these up early avoids a cold, dark first night.

    You'll need

    • Closing date
    • New address

    Cost: varies

  4. Do the final walk-through

    Your agentWithin 24 hours of closing

    Within 24 hours before closing, walk through the home one more time with your agent. Check that any agreed-on repairs were done, that the home is empty (unless you agreed otherwise), and that nothing has been damaged since the inspection. If you find a problem, call your agent and attorney before you sit down to sign.

    You'll need

    • Repair receipts (if any)

    Cost: $0

  5. Wire your closing funds to the attorney

    Attorney1 business day before closing

    Your closing attorney will give you exact wiring instructions for the cash you need to bring. Always call the attorney's office on a known phone number to confirm wire details — wire fraud is a real risk in real estate. Send the wire one business day before closing so the funds arrive in time.

    You'll need

    • Wire instructions from attorney

    Cost: $15-30 wire fee typical

Phase 7 of 7 · typically 1 day

Closing

Sign at the attorney's office, and the home is yours. Keep your copies safe — you'll need them for taxes and any future sale.

  1. Attend closing at the attorney's office

    AttorneyClosing day

    In Georgia, closings happen at the closing attorney's office because state law requires a Georgia attorney to handle the paperwork. Plan for about 60-90 minutes. Bring a government photo ID, and ask before signing if anything looks different from the Closing Disclosure.

    You'll need

    • Government photo ID
    • Wire confirmation

    Cost: $0 (paid earlier)

  2. Sign your deed, note, and closing statement

    AttorneyAt closing

    Your attorney will walk you through the deed (the document that gives you ownership), the promissory note and security deed (your loan paperwork), and the final closing statement. Take your time and ask the attorney to explain anything that's unclear. Once everything is signed and funds are in, the home is yours.

    Cost: $0

  3. Confirm the deed and PT-61 are recorded

    AttorneyWithin a few weeks after closing

    After closing, the attorney files your deed and a PT-61 real estate transfer tax form with the county clerk so the sale is officially on record. Georgia's transfer tax is $1 per $1,000 of price, and most contracts make the seller pay it. Ask your attorney to send you the recorded copy of your deed when it comes back from the county.

    Cost: $0 (filing handled by attorney)

  4. Get your keys and store all closing documents

    YouClosing day

    The attorney or seller's agent will hand over the keys, garage remotes, and any home info packets. Save your full closing packet (deed, settlement statement, loan docs, insurance binder) in a safe place — you'll need them for taxes, insurance claims, and any future sale. A digital scan as backup is a smart move.

    Cost: $0

Sources

  1. [1] NAR Settlement FAQs
  2. [2] NAR Settlement Compensation FAQ
  3. [3] GAR Purchase and Sale Agreement — Due Diligence Exhibit
  4. [4] GREC Rule 520-1-.08 — Earnest Money Handling
  5. [5] NAR Settlement Practice Changes
  6. [6] O.C.G.A. §44-3-232 — POAA Resale Disclosure
  7. [7] O.C.G.A. §44-3-111 — Condominium Resale Disclosure
  8. [8] O.C.G.A. §10-6A-1 et seq. — BRRETA
  9. [9] State Bar of Georgia — Ethics Opinions on Real Estate Closings
  10. [10] O.C.G.A. §15-19-50 — Unauthorized Practice of Law
  11. [11] GAR Forms Library
  12. [12] GAR Forms — Purchase and Sale Agreement
  13. [13] O.C.G.A. §44-3-232 — HOA Resale Disclosure
  14. [14] HUD Lead-Based Paint Disclosure
  15. [15] HUD Lead-Based Paint Disclosure Requirements
  16. [16] EPA Radon Zone Map and State Information
  17. [17] Georgia Department of Agriculture — Pest Control
  18. [18] Georgia Department of Revenue — Real Estate Transfer Tax
  19. [19] Rule 520-1-.08 — Trust Accounts

Last updated May 15, 2026