Buy a Home
Buying a home in Georgia, walked through end-to-end.
The Georgia home buying process — pre-approval, programs, attorney closings, inspections, and what it actually costs — explained the way Ally explains it to first-time buyers every week.
Most of what makes home buying feel overwhelming is unfamiliarity, not difficulty. Once you understand the steps and the Georgia-specific quirks, the process is more predictable than it looks. Here's what to expect.
The Georgia home buying process, step by step
- Get pre-approved (not pre-qualified) A lender pulls credit, verifies income and assets, and issues a pre-approval letter with a real maximum and a real rate scenario. Pre-qualification is a guess; pre-approval is what sellers want to see on offers.
- Define your search criteria Price range, must-have neighborhoods, school zones, commute tolerance, square footage, and the deal-breakers. The more specific you are up front, the less wasted touring later.
- Sign a buyer-broker agreement Since the August 2024 NAR settlement, buyer-broker compensation must be agreed to in writing before showings. Ally walks through the options — what's customary in Georgia, what's negotiable, and what shows up at closing.
- Tour homes — strategically Most buyers see 5–15 homes before they find the right one. Touring should narrow your criteria, not just collect favorites. After each visit, the list of must-haves usually gets sharper.
- Make an offer (and negotiate) Offer price, earnest money, financing contingency, inspection period, due diligence period, closing date, and seller-paid closing costs are all negotiated. Georgia uses GAR (Georgia Association of Realtors) contracts in most areas; Ally walks you through every line.
- Inspections & due diligence The Georgia GAR contract typically includes a "due diligence period" (often 7–14 days) during which you can inspect, negotiate repairs, and walk away with your earnest money if things turn up. This is the most important week of the transaction.
- Appraisal & loan underwriting Your lender orders an appraisal. If it comes in below contract price, that's a negotiation. Underwriting verifies everything one final time — don't open new credit lines or change jobs during this window.
- Final walkthrough & closing A walkthrough 24–48 hours before closing confirms agreed-upon repairs are done and the home is in the same condition. Closing happens at a Georgia closing attorney's office. Bring ID and a wire confirmation. Keys handed over the same day.
Loan programs Georgia buyers actually use
The right financing depends on your credit, income, military or rural eligibility, and how long you plan to stay. The most common in Georgia:
Conventional
- As low as 3% down for qualified buyers
- PMI required if under 20% down (drops off later)
- Best for buyers with strong credit and stable income
FHA
- 3.5% down with credit scores as low as 580
- More forgiving on credit history and DTI
- Mortgage insurance for the life of the loan in most cases
VA
- 0% down for eligible service members and veterans
- No PMI; capped fees
- Strong option for Robins AFB, Fort Moore, Fort Stewart families
USDA
- 0% down on eligible properties in qualifying rural areas
- Income limits apply
- More west and south Georgia is USDA-eligible than buyers expect
Georgia Dream Homeownership Program
Run by the Georgia Department of Community Affairs, the Georgia Dream program offers down-payment and closing-cost assistance for eligible first-time buyers (and some repeat buyers in targeted areas). Income and purchase price limits apply, and you have to use a participating lender. It can be combined with FHA, VA, USDA, or conventional financing. Worth checking before assuming you don't qualify — the income limits are higher than most people expect.
What it costs to close in Georgia
Beyond the down payment, plan for 2–5% of the purchase price in closing costs. The line items in Georgia look something like this:
- Lender fees — origination, underwriting, processing, credit report, appraisal
- Title insurance — owner's policy (one-time, optional but recommended) and lender's policy (required)
- Attorney fees — Georgia is an attorney-closing state; the buyer typically picks the firm
- Georgia intangibles tax — $1.50 per $500 of loan amount (state-specific to Georgia)
- Recording fees — for the deed and security deed at the county courthouse
- Prepaid items — first year of homeowner's insurance, escrow reserves for property taxes, prorated taxes
- Inspection costs — paid out of pocket during due diligence (general inspection $400–$700, termite letter $50–$125, additional inspections vary)
A common move is to negotiate seller-paid closing costs as part of the offer — particularly in slower markets. Ally will tell you when that's realistic and when it'll cost you the deal.
Inspections that matter most in Georgia
Georgia's climate, soil, and housing stock create a few inspection items that out-of-state buyers don't always think about:
- Wood-destroying organisms (termites) — Georgia is termite country. A termite letter is required by most lenders and worth getting even when not.
- Crawlspace moisture — common in older south-metro and west Georgia homes; can hide foundation issues
- HVAC age — long, hot summers wear systems out; replacing one at closing time runs $5K–$12K
- Roof age — Georgia insurers are increasingly strict about roofs over 15–20 years old; affects your premium and insurability
- Septic & well — common in unincorporated counties south of metro Atlanta; require their own specialty inspections
- Radon — real in parts of Georgia, easy and cheap to test
Frequently asked questions
How much do I need for a down payment to buy a home in Georgia?
It depends on the loan program. Conventional can go as low as 3% down for qualified buyers, FHA is 3.5%, VA and USDA can be 0% down for eligible buyers and properties, and the Georgia Dream program offers down-payment assistance on top. Most Georgia first-time buyers put down 3–5% — not 20%.
How long does it take to buy a home in Georgia?
From accepted offer to closing is typically 30–45 days. The full search-to-keys process usually runs 60–120 days, depending on how decisive you are and how much inventory matches your criteria.
Do I need an attorney to buy a home in Georgia?
Yes — Georgia is an attorney-closing state. A licensed Georgia closing attorney handles title, prepares the closing package, and disburses funds. As the buyer, you typically choose the firm.
What are typical closing costs for buyers?
Plan for 2–5% of the purchase price. Some of that can be negotiated as seller-paid concessions, especially in slower markets.
What inspections should I budget for?
At minimum, a general home inspection ($400–$700) and a termite letter ($50–$125). Add radon, septic, well, sewer scope, HVAC, roof, or pool inspections depending on the property. Older homes warrant more.
Can I buy if I'm self-employed or have inconsistent income?
Yes, but plan ahead. Self-employed buyers typically need 2 years of tax returns, and lenders average your income. Bank-statement loans exist for some borrowers. Ally can introduce you to lenders who work with self-employed buyers regularly.
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