Buying a home in Georgia follows a clear sequence, but a few steps work differently here than in many other states — most importantly, closings are conducted by a licensed Georgia attorney, and the standard contract builds in a negotiable due diligence period instead of a patchwork of separate inspection contingencies. This guide walks through the whole path in order.
1. Get pre-approved before you tour
Start with a lender pre-approval, not just a pre-qualification. A pre-approval means the lender has reviewed your income, assets, and credit and stated how much they are prepared to lend. Sellers in competitive North Atlanta neighborhoods routinely expect a pre-approval letter with an offer, and knowing your real budget — including taxes, insurance, and any HOA dues — keeps you focused on homes that fit. If you plan to look in a specific area, browse the live listings for Cumming, Alpharetta, or the other communities on this site to see what your budget currently buys.
2. Decide what matters, then search with a plan
Separate must-haves from nice-to-haves: commute, school assignments, space, yard, and community amenities rarely all maximize at once. School assignments in Georgia follow the property address, so verify the assigned schools for any specific home with the school district rather than relying on listing data alone.
3. Making the offer: the GAR Purchase and Sale Agreement
Most Georgia transactions use the Georgia Association of REALTORS® (GAR) Purchase and Sale Agreement. The terms that shape your deal include the purchase price, the closing date, and:
- Earnest money — a good-faith deposit, held in escrow by the holder named in the contract (often a brokerage or the closing attorney), and generally applied to your costs at closing.
- Binding agreement date — the date the contract becomes binding when the last party signs and notice is delivered. Several deadlines in the contract are counted from this date, so it matters.
- Due diligence period — a negotiated number of days during which you may inspect the property and, under the standard GAR terms, terminate for any reason or no reason by written notice before the period expires. This is the heart of buyer protection in Georgia — negotiate enough days to do the work in step 4.
- Financing and other exhibits — financing terms, a community association disclosure where an HOA or condo applies, and any special stipulations you and the seller agree to.
4. Due diligence: inspect everything
Use the due diligence period well. Typical steps include a professional home inspection; a wood infestation inspection (termite letter) from a licensed pest control company, which lenders frequently require in Georgia; radon or sewer-scope tests where appropriate; verifying HOA dues, rules, and any pending assessments; and confirming surveys or flood status where relevant. Meanwhile your lender orders the appraisal, and the closing attorney orders the title search. If inspections surface problems, the usual paths are a repair request, a price or credit adjustment, or — within the due diligence period — termination under the contract terms.
5. From contract to closing
Once due diligence ends, the file moves toward closing, typically a few weeks later depending on the contract date and lender timeline. The closing attorney examines title, prepares the closing documents, and coordinates with the lender. Federal rules require your lender to deliver the Closing Disclosure at least three business days before closing — read it carefully and compare it with your earlier Loan Estimate. Arrange your funds in advance, and treat any last-minute change to wiring instructions as a red flag: wire fraud targeting real estate closings is common, so confirm instructions by phone at a number you already know. Do a final walk-through shortly before closing to confirm the property's condition and any agreed repairs.
6. Closing day and after
Georgia closings happen at the closing attorney's office (or remotely where arrangements allow). You will sign the note and security deed if you are financing, plus the settlement statement and related documents; the seller signs the deed conveying the property. After funding and recording at the county courthouse, you get the keys. Two follow-ups matter: file for a homestead exemption with your county tax assessor if the home is your primary residence — counties set their own application rules and deadlines, commonly April 1 for that tax year — and keep your closing documents somewhere safe. Our companion guide explains the Georgia closing process in more depth, and if you are moving in from elsewhere, the relocation hub is a good next read.