Sellers · North Metro Atlanta

Selling Your Home in North Atlanta

What to expect when you sell with me, step by step, from the first pricing talk to the closing table. Use it as a free checklist, whoever you hire.

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The process, step by step

Step 1 · Pricing

A free pricing conversation

We meet, walk the home, and talk about your goals and timing. I prepare a comparative market analysis (CMA): recent nearby sales of similar homes, and what is active and pending now. Pricing is your decision; my job is to show you the evidence.

Step 2 · Prep

Get the home ready

Small, inexpensive fixes usually matter more than big projects. See the checklist below. We decide together what is worth doing before you list.

Step 3 · Photos

Professional photos

Most buyers see your home online first, so the photos are your first showing.

Step 4 · Listing

On the MLS

Your home goes on the multiple listing service, so agents across the region can see it. In metro Atlanta the two MLSs are FMLS and Georgia MLS.

Step 5 · Showings

Showings and feedback

We set showing rules that fit your life, like notice times and times that are off-limits. I share buyer-agent feedback with you so we can adjust if needed.

Step 6 · Offers

Offers and negotiation

Price is only one part of an offer. We compare earnest money, the due diligence period and fee, financing, the closing date and any requests. You can accept, counter or decline.

Step 7 · Due diligence

The due diligence period

Most Georgia sales use the Georgia REALTORS purchase and sale agreement. It gives the buyer a due diligence period, a set number of days written into the contract, during which the buyer may inspect and may end the contract. Buyers often pay the seller a due diligence fee for that option. Days are calendar days unless the contract says otherwise. Your attorney can explain your specific contract.

Source: Georgia REALTOR magazine, Legal Ease column · Georgia REALTORS

Step 8 · Appraisal

The appraisal

If the buyer uses a loan, the lender usually orders an appraisal, an independent estimate of the home's value. If it comes in low, the contract terms decide what happens next, and we work through the options with you.

Source: CFPB: what is an appraisal?

Step 9 · Closing

Closing with a Georgia attorney

In Georgia, real estate closings are handled by an attorney. The Supreme Court of Georgia has said that only a licensed Georgia attorney may conduct a closing. You sign, the deed is recorded, and you hand over the keys as the contract says.

Source: Supreme Court of Georgia, UPL Advisory Opinion 2003-2 (State Bar of Georgia)

Free prep checklist

  • Declutter: clear counters, pack off-season clothes, and take out extra furniture so rooms feel bigger.
  • Clean: windows, baseboards, grout and light fixtures. Fresh air, no strong scents.
  • Small repairs: leaky faucets, sticky doors, burned-out bulbs, loose handles, chipped paint.
  • Curb appeal: mow, edge, pine straw or mulch, clean the front door, and make house numbers easy to see.
  • Paperwork: gather HOA documents, warranties, utility costs and records of repairs or upgrades.
  • Disclosures: homes built before 1978 need the federal lead-based paint disclosure. EPA: lead disclosure rule

Typical seller costs in Georgia

Every sale is different. Your closing attorney prepares the final settlement statement. Common items include:

  • Brokerage commission: commissions are not set by law and are fully negotiable. Any offer of compensation to a buyer's agent is also negotiable. NAR: what the settlement means for sellers
  • Georgia transfer tax: $1 for the first $1,000 of the price and 10 cents for each additional $100. The seller pays unless the contract says otherwise. Georgia Department of Revenue
  • Mortgage payoff of any loans on the home.
  • Prorated property taxes and any HOA dues up to the closing date.
  • Attorney fees for the seller's side of the closing.
  • Anything you agree to in the contract, such as repairs or a contribution to the buyer's closing costs.

Taxes on the sale: many owners can exclude part of the gain on a main home. See IRS Topic 701 and talk to your CPA. This is general information, not legal or tax advice.

Selling while downsizing

Downsizing often means two moves at once: selling the home you know and buying the next one. We plan the order (sell first, buy first, or line up both), the timing, and a sorting plan for belongings. Senior move managers and estate sale companies can help with the sorting. More on downsizing.

Selling an inherited home

When a home is part of an estate, the personal representative usually needs court authority before selling, and there are extra steps, like securing an empty house and checking insurance. I wrote a plain-language guide: Selling a home in probate. For legal questions, please talk to a probate attorney.

Frequently asked questions

How much does it cost to sell a house in Georgia?

Common costs include the brokerage commission (which is negotiable), Georgia's transfer tax of $1 per $1,000 of the price, your mortgage payoff, prorated property taxes and HOA dues, attorney fees, and anything you agree to in the contract. Your closing attorney prepares the final numbers.

Who pays the transfer tax in Georgia?

Per the Georgia Department of Revenue, the seller pays the real estate transfer tax unless the contract says the buyer will.

What is the due diligence period in Georgia?

In the Georgia REALTORS purchase agreement, it is a period written into the contract during which the buyer may inspect and may end the contract. The length is negotiated. Your attorney can explain your contract.

Do I need an attorney to sell a house in Georgia?

Georgia closings are conducted by a licensed Georgia attorney. The Supreme Court of Georgia has said only an attorney may conduct a real estate closing.

Are real estate commissions negotiable?

Yes. Commissions are not set by law and are negotiable between you and your agent.

How long does it take to sell a house?

It depends on price, condition, the market and the contract. After you accept an offer, the closing date is whatever you and the buyer agree to in the contract.

Curious what your home could sell for?

Ask for a free, no-pressure pricing conversation. I'll look at recent nearby sales and walk you through them. You decide what happens next.

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Sources

Facts on this page come from the linked sources. Checked October 2026. Rules, dates and numbers change, so please confirm with the source.

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