How Is Buying or Selling a Home in Georgia Different From Other States?

Dec 18

How Is Buying or Selling a Home in Georgia Different From Other States?

If you’re moving to or from Georgia, you may be surprised to learn that real estate rules aren’t the same everywhere. Contract structures, closing timelines, and even who runs the closing can differ significantly. Here’s what you need to know before buying or selling a home in Georgia so there are no surprises along the way.

Georgia Is an Attorney-Closing State

One of the biggest differences you’ll notice right away is that Georgia requires a real estate attorney to handle closings.

In many states, closings are managed by title companies alone. In Georgia:

A licensed real estate attorney oversees the closing
Legal documents are prepared and reviewed by that attorney
Funds are disbursed through the attorney’s escrow account

Why this matters:
This adds a layer of legal oversight, which many buyers and sellers appreciate, but it also means timelines and costs may differ from what you’re used to.

Georgia Uses Different Contract Forms

Georgia primarily uses GAR (Georgia Association of Realtors) contracts, which are structured differently than contracts in many other states.

Key differences often include:

Very specific timelines for due diligence and contingencies
Clear expectations around earnest money
Less automatic “wiggle room” if deadlines are missed

What this means for you:
Deadlines matter more than ever. Missing a date, especially during due diligence, can cost you money or leverage.

The Due Diligence Period Works Differently

Unlike states that rely heavily on multiple inspection contingencies, Georgia typically uses one main due diligence period.

During this time, buyers can:

Conduct inspections
Negotiate repairs or credits
Walk away for almost any reason (within the deadline)

Once due diligence ends, buyers generally move forward “as-is.”

Why this surprises out-of-state buyers:
In some states, inspections and negotiations happen in stages. In Georgia, it’s more streamlined, but also more deadline-driven.

Earnest Money Is More Risk-Sensitive

In Georgia, earnest money becomes non-refundable sooner than in many other states.

Typically:

Earnest money is protected only during due diligence
After that period, walking away may forfeit the deposit

This makes strategy and timing especially important for buyers.

Closing Timelines Can Feel Faster

Georgia transactions often move more quickly than in states with longer escrow periods.

Common timelines:

30 days is standard
Some closings happen even faster if financing and inspections are straightforward

Sellers often like this efficiency, while buyers need to be prepared to move quickly.

Property Taxes Are Handled Differently

Georgia’s property tax system can surprise both buyers and sellers:

Taxes are paid in arrears
Assessments can change after a purchase
Homestead exemptions must be applied for by the homeowner

If you’re relocating, it’s important to budget for potential tax adjustments after closing.

Final Takeaway

Buying or selling in Georgia isn’t harder, it’s just different. The attorney-led closing process, contract structure, and strict timelines make preparation and local guidance especially important. Understanding these differences upfront helps you avoid costly mistakes and move forward with confidence.

Call to Action

Let’s talk about your unique situation. We’re Greg and Jacquee Hart with Hart Realty Partners, your trusted real estate advisors in North Metro Atlanta and across Georgia. Whether you prefer a call, text, DM, or email, reach out in the way that works best for you, and let’s create a strategy tailored to your goals.