How to Buy a Home in Georgia: A Step-by-Step Guide

Buying a home in Georgia follows a clear path, but a few local rules surprise many buyers — especially first-time buyers and families moving from another state or country. This guide walks you through each step in the order it usually happens.

The 8 steps to buying a house

1. 1

   Review your budget and credit

   Add up your savings for the down payment, closing costs and moving expenses. Check your credit report for errors before you talk to a lender.

2. 2

   Get pre-approved by a lender

   A pre-approval letter tells you how much you can borrow and shows sellers you are a serious buyer. Compare at least two or three lenders.

3. 3

   Choose your agent

   A buyer’s agent searches the MLS for you, schedules showings, explains the contract and negotiates on your behalf. Look for someone who knows the area you want — and who speaks your language.

4. 4

   Search and visit homes

   Visit homes in person and at different times of day. In rural areas like Colbert or Bowman, also ask about the well, septic system and road access.

5. 5

   Make an offer

   In Georgia, offers are usually written on a purchase and sale agreement. It includes the price, the earnest money amount, the length of the due diligence period and the closing date.

6. 6

   Use your due diligence period

   This is the negotiated window to inspect the home, review the survey, confirm insurance and decide whether to continue. Schedule the inspection right away.

7. 7

   Appraisal and final loan approval

   Your lender orders an appraisal to confirm the home’s value and finishes underwriting. Avoid opening new credit or changing jobs until you close.

8. 8

   Close with an attorney

   Georgia closings are conducted by a real estate attorney. You sign the loan and transfer documents, pay closing costs and receive the keys.

Costs to plan for besides the down payment

• Home inspection (and specialty inspections such as septic, well water or termite, when needed).
• Appraisal fee, usually paid through your lender.
• Closing costs: attorney and title fees, lender fees, recording fees and prepaid taxes and insurance.
• Homeowners insurance, and flood insurance if the property is in a flood zone.
• Moving costs and a reserve for repairs during the first year.

After closing: apply for your homestead exemption

If the home is your primary residence, apply for the homestead exemption with your county’s tax assessor. It can lower your property tax bill. In Georgia the filing deadline is generally April 1 — check the exact requirements with your county.