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Welcome
Your home is likely one of the biggest financial decisions of your life, and this guide shows you each step of selling it in North Atlanta.
We are Stephanie, Melanie and Laura of the Brewer Home Team with Keller Williams North Atlanta. Our team has moved more than 20 times, including military moves, so we know what it takes to sell one home while planning the next. We build every plan around you and stay with you from the first conversation to the day you hand over the keys.
Georgia does a few things differently from other states. Attorneys handle closings here, and most contracts give the buyer a due diligence period to inspect the home and decide. We explain both below.
Read this once from start to finish, then keep it handy. Bring your questions to us at any point, because no question is too small.
The process at a glance
Eight steps take you from first meeting to closing.
Before the contract
- 1Meet with usGoals, timing and listing agreement
- 2Set your priceRecent sales, competition, your plan
- 3Prepare the homeRepairs, staging and photography
- 4Go on the marketMLS listing, showings and feedback
From offer to closing, about 30 to 45 days for most financed sales
- 5Negotiate offersPrice and terms, negotiated for you
- 6Due diligenceBuyer inspects, repairs are negotiated
- 7Appraisal and titleLender review, title search, payoffs
- 8CloseSign at the attorney’s office, hand over the keys
The first three steps move at your pace. Once you accept an offer, the contract’s deadlines set the schedule.
Set the right price
The right price comes from what buyers have recently paid for homes like yours, not from what an online estimate says.
A home priced too high can sit on the market, and buyers start to wonder why. We will show you the evidence behind our recommendation, and the final decision on price is always yours.
| What we weigh | Why it matters |
|---|---|
| Recent nearby sales | What similar homes actually sold for, not just what they were listed at |
| Current competition | What else a buyer could choose instead of your home right now |
| Condition and updates | Kitchens, baths, roofs and systems, and how well the home has been kept up |
| Size, layout and lot | Square footage is only part of it, since how a home lives matters too |
| Your timing | When you need to move can shape the right price and plan |
If your home is at the higher end
| Area | What changes |
|---|---|
| Value | Fewer comparable sales make pricing harder, and a buyer’s lender may require a second appraisal |
| Buyers | Ask for pre-approval or proof of funds before private showings |
| Systems | Have records ready for pools, multiple HVAC systems, generators, wells, septic and guest houses |
| Privacy | Tell us if you want a quiet sale, and we will explain how MLS rules affect your options |
Curious where you stand today? Request a free home value review.
Know your numbers
Estimate what you will walk away with before you list, because that number shapes your next move.
What typically comes out of your sale
| Cost | How it works |
|---|---|
| Mortgage payoff | Your remaining balance plus interest through the payoff date, along with any home equity line |
| Listing agent compensation | Negotiated and set out in your listing agreement |
| Buyer’s agent compensation or concessions | Only if you agree to it, and it can be negotiated with each offer |
| Georgia transfer tax | $1 per $1,000 of the sale price, customarily paid by the seller |
| Attorney and closing fees | Varies by firm and by what the contract says |
| Property taxes | Your share of the year’s taxes through the closing date |
| HOA amounts | Dues through closing, and any letter or transfer fees |
| Repairs or credits | Whatever you agree to after the buyer’s inspection |
We will walk through an estimate with you before you list. The closing attorney prepares the final figures for your settlement statement.
Taxes
- Many sellers of a primary home can exclude up to $250,000 of gain, or $500,000 for married couples filing jointly, if they meet the IRS ownership and use tests.
- If you do not live in Georgia, or are not a U.S. resident, tax withholding may apply at closing, so tell us early.
- Ask your tax advisor how these rules apply to you.
Gather these early
Buying your next home too? Talk with a lender before you list, because whether you need the money from this sale affects the order of your move.
Working with the Brewer Home Team
We sign a written listing agreement with you before we market your home, so you know what we will do and how we are paid.
The agreement covers the services, the length of the term and our compensation. Agent compensation is negotiable and is not set by law. You also decide whether to offer anything toward a buyer’s agent, and we will go over the options before you sign.
Who does what
| Person | Role in your sale |
|---|---|
| Brewer Home Team | Represents you, recommends price and preparation, markets the home, negotiates offers and manages deadlines through closing |
| Buyer’s agent | Represents the buyer and brings their offer |
| Buyer’s lender | Reviews the buyer’s finances and funds the loan |
| Home inspector | Examines the home’s condition for the buyer and writes a report |
| Appraiser | Estimates the home’s value for the buyer’s lender |
| Closing attorney | Runs the title search and conducts the closing, and often represents the lender rather than you |
| Tax or estate advisor | Advises you on the tax effects of your sale |
Tell us early how you like to hear from us, whether that is a call, text or email. We will keep you posted on every deadline, and we can recommend local professionals, though the choice is always yours.
As part of Keller Williams, we work by a shared set of beliefs. They include win-win or no deal, integrity, customers always come first, and communication that seeks first to understand.
Prepare your home
Buyers form opinions quickly, so make the home easy to picture as their own before it goes on the market.
Not every project pays off. Walk through the home with us first, and we will help you decide what is worth doing. Use this sheet to keep your list.
| Repair | Refresh | Remove |
|---|---|---|
Outside
Inside
Be upfront about condition
- Georgia sellers must not hide known defects that a buyer could not find through a reasonable inspection, and we will give you a disclosure statement to complete.
- Homes built before 1978 require a federal lead-based paint disclosure.
- A pre-listing inspection is optional, and it can reveal surprises while you still have time to fix them.
Market and show your home
Your first days on the market matter most, so everything should be ready before the listing goes live.
We will photograph your home, write the listing, and enter it in First MLS and Georgia MLS, which feed many home search sites. We will talk through whether an open house makes sense for your home and your privacy.
Before each showing
- Turn on lights and open the blinds
- Put away valuables, medications and mail
- Secure or take pets with you
- Empty the trash and wipe the counters
- Leave the home so buyers can talk freely
While you are on the market
- Say yes to as many showings as you can
- Keep your bottom line to yourself
- Tell us about any cameras in the home, since recording conversations you are not part of can be illegal
- Review feedback with us, and if activity is slow, we will look at price and presentation together
Fair housing law applies to every sale. We treat every buyer equally and judge offers only on their terms, and we recommend you do not review personal letters or photos from buyers.
Weigh your offers
A strong offer balances price with terms, and the highest number is not always the best one.
We will explain each offer, estimate what you would net from it, and recommend a response. You can accept, counter or decline.
| Offer term | What it means for you |
|---|---|
| Purchase price | What the buyer offers to pay, which an appraisal will later test if they have a loan |
| Financing | Cash or loan type, and how strong the buyer’s pre-approval or proof of funds is |
| Earnest money | A deposit that shows good faith and is held until closing |
| Due diligence period | A set number of days when the buyer can generally end the contract for any reason, so shorter is usually better for you |
| Financing contingency | Lets the buyer out, within the contract’s terms, if their loan falls through |
| Appraisal contingency | Lets the buyer out or reopens the price if the home appraises low |
| Home-sale contingency | Makes the deal depend on the buyer selling their own home |
| Closing date and possession | When you sign and when you must be out, including any rent-back |
| Seller contribution | Money you agree to put toward the buyer’s costs |
| Items included | Appliances, fixtures and anything else that stays with the home |
When there are multiple offers
- Compare what you would net, not just the price
- Look at how likely each buyer is to close
- Consider asking all buyers for their highest and best terms
- Weigh appraisal gap coverage, which can protect your price
- Respect response deadlines so you do not lose a good buyer
We will explain the risk of each term before you agree to it. Once both sides sign and the final acceptance is delivered, you have a binding contract.
From contract to closing
Most financed sales close about 30 to 45 days after the contract is signed, and cash sales can move faster.
We track every date and tell you what is due next.
- Confirm earnest money is delivered by the date in the contract.
- Make the home available for inspections. Buyers usually bring their inspector during due diligence.
- Respond to repair requests. Before due diligence ends, you can agree to repairs, offer a credit, or decline.
- Complete agreed repairs and save the receipts for the buyer.
- Get through the appraisal. If it comes in low, we renegotiate, the buyer covers the gap, or the buyer uses any contingency they have.
- Clear the title. The closing attorney checks for liens and other claims, and you help resolve anything that turns up.
- Keep paying your mortgage, insurance and HOA dues through closing.
- Plan your move-out so the home is empty and clean by the time the contract requires.
- Allow the final walkthrough shortly before closing, so the buyer can confirm condition and agreed repairs.
- Close at the attorney’s office. Sign, hand over the keys, and receive your proceeds as the attorney arranges.
Bring to closing
Avoid common mistakes
The most costly mistake is sending your proceeds to a scammer, so always verify wire instructions by phone first.
Use a number you already know is real, never one from an email or text.
Between listing and closing, do not:
- Rely on a verbal promise, since every change must be in writing
- Hide a known problem or skip your disclosures
- Miss a contract deadline
- Cancel your homeowners insurance or utilities before closing
- Remove anything the contract says stays with the home
After you hand over the keys
Your homestead exemption does not follow you, so file again if you are buying another Georgia home.
In Georgia, you generally must own and live in the home on January 1 of the tax year and file with your county by April 1.
Be wary of official-looking mail or calls about your old or new property that ask for a fee. Call us if anything looks odd. We are still your team after closing.
Glossary
| Term | Meaning |
|---|---|
| Appraisal | A professional estimate of a home’s value, ordered by the buyer’s lender |
| Binding agreement date | The date a contract becomes final, which starts the contract’s deadlines |
| Comparable sales | Recent sales of similar nearby homes, used to judge value |
| Contingency | A contract condition that must be met for the sale to proceed |
| Due diligence period | The agreed time for the buyer to inspect the home and decide whether to continue |
| Earnest money | A buyer’s good-faith deposit, credited to them at closing |
| Listing agreement | Your written contract with us to market and sell your home |
| Net proceeds | What you receive after your payoff and costs of sale |
| Payoff | The exact amount needed to pay off your mortgage on a given date |
| Rent-back | An agreement to stay in the home for a short time after closing, usually paying the buyer rent |
| Settlement statement | The final accounting of money in your sale |
| Transfer tax | A Georgia tax on the sale of real estate, based on the price |
This guide is general information, not legal, tax or financial advice. Costs and rules change, so confirm details with your attorney, lender or tax advisor. Each Office Is Independently Owned and Operated. Equal Housing Opportunity. If you are currently in a binding real estate brokerage engagement, this is not intended as a solicitation.
Let’s Get Started
Your next step is a short conversation about your goals, timing and price. Reach out however is easiest for you.
Prefer to talk? Call 678-820-9098, our office at 770-663-7291, or email info@brewerhometeam.com. Or book a time online.
Stephanie Brewer & Melanie Conley
with Laura Petitone, Brewer Home Team. When you reach out, you hear from a real person on our team.