How to Buy a House in Georgia: A Step-by-Step Guide for 2026

Joy Bowman, Lead Buyer’s Agent, Home with Sherry Team

Buying a home in Georgia can feel overwhelming, especially when it’s your first purchase or it has been a few years since your last move. Drawing on my years of experience helping buyers throughout North Atlanta, I created this step-by-step guide to explain what to expect, from preparing your finances and getting preapproved to making an offer, completing inspections, and closing on your new home.

Think Beyond the Down Payment

This is a biggie. I recommend starting at least six months before you begin your search. Monitor your credit regularly, reduce debt where you can, and make every payment on time. Avoid opening new credit accounts or making large purchases on existing accounts without first speaking with a lender. Many buyers focus only on saving for a down payment, but there are several other costs to prepare for.

Your monthly housing payment may include:

• Mortgage principal and interest
• Property taxes
• Homeowners insurance
• Mortgage insurance (if applicable)
• HOA dues
• Utilities
• Ongoing maintenance
• Get Your Finances in Order

With home prices and borrowing costs stretching many household budgets, homeownership may feel out of reach. The good news is that buyers have several loan programs and down-payment options to explore.

Start saving for your down payment as early as possible. A 20% down payment can help you avoid private mortgage insurance on many conventional loans, but it isn’t required. Some conventional loan programs allow as little as 3% down, while FHA loans may allow 3.5%. Other programs and down-payment assistance options may also be available depending on your qualifications. A trusted lender can explain which programs fit your finances, the property, and your long-term plans.

JOY'S TIP: Ask your lender where to keep your down-payment savings and what documentation will be required. Avoid transferring large sums between accounts without checking with your lender first.

Beyond a down payment, you’ll need money for closing costs. Your lender will provide an estimate of these expenses, but they commonly range from 2% to 5% of the purchase price. You’ll also need to budget for a home inspection, an appraisal if required by your lender, moving expenses, boxes, packing supplies, utility deposits, and other costs associated with settling into your new home.

Whether you're buying your very first home or it's simply been a few years since your last purchase, NerdWallet's comprehensive guide offers helpful tips, practical advice, and a great overview of today's home-buying process.

Choose the Right Buyer's Agent

Once you're pre-approved, it's time to choose the real estate agent who will represent you throughout your home-buying journey. Buying a home is one of the biggest financial decisions you'll ever make, so you want someone who knows the market, communicates well, negotiates confidently, and will advocate for you.

Today's buying process is a little different than it was just a few years ago. Before you begin touring homes, you'll likely be asked to sign a written Buyer's Representation Agreement. Don't let that intimidate you. It's simply an agreement that outlines the services your agent will provide, how long you'll work together, and how your agent may be compensated.

One of the biggest questions buyers ask me is, “Who pays the buyer's agent?” The answer is - it depends. Compensation is negotiable and can vary from one transaction to another. In some cases, the seller may agree to cover all or part of your agent's compensation as part of the purchase offer. Your agent should explain your options, answer your questions, and help you understand exactly what you're agreeing to before you sign anything.

This is also a great time to interview agents. Ask about their experience, how they communicate with clients, whether they'll personally guide you through the process, and how they'll help you compete in today's market. The right agent won't pressure you into making decisions. Instead, they'll educate you, keep you informed, and give you the confidence to make the best decisions for you and your family.

JOY'S TIP: The relationship between you and your buyer's agent should feel like a partnership. Choose someone you trust, someone who listens to your goals, and someone you feel comfortable calling when questions inevitably come up.

Who’s Who in a Georgia Real Estate Transaction

NAR Consumer Guide to Written Buyer Agreements

Get Preapproved for a Mortgage

Prequalification is generally based on financial information you provide, while preapproval usually requires supporting documentation and a more thorough review by the lender. Neither guarantees final loan approval, but a strong preapproval helps establish your price range and shows sellers that you’re prepared to purchase.

The right mortgage lender can save you money and will get you to the closing table on time. Interview a few lenders to determine which one offers the best programs and interest rates for your situation.  If you aren’t sure where to start, a good real estate agent will have relationships with several lenders and can connect you with the right ones.

The preapproval process can be detailed, and your lender will provide an exact checklist of the documents needed. In the meantime, be prepared to provide information such as:

• A list of your credit card debt
• A list of installment loans (such as cars, furniture, etc.)
• Student loan balances
• Rent
• Utilities
• Insurance
• Any set monthly payments
• Tax returns for the previous two years
• Paystubs for the past two months

Don’t skip this step! What you think you can afford and what a lender is willing to lend you may not be the same amount. Save yourself the heartache of falling in love with a home you can’t afford by getting prequalified and preapproved for a loan before you start your search.

Home with Sherry Team Mortgage Calculator

Compare Loan Estimates When You’re Ready to Apply

Once you have a property in mind and are ready to compare formal mortgage offers, ask lenders for a Loan Estimate. This standardized form outlines the estimated interest rate, monthly payment, lender fees, closing costs, and cash you’ll need to close. Because lenders use the same form, it is one of the easiest ways to compare offers side by side. A lower interest rate doesn’t always mean a less expensive loan because points and fees can increase the overall cost.

JOY'S TIP: Compare loan estimates for the same loan amount, down payment, and loan type so you're comparing apples to apples. And remember, great communication and reliability are just as important as a competitive rate.

Helpful Reading:

CFPB Loan Estimate Explainer

How to Request and Review Multiple Loan Estimates

How to Compare and Negotiate Loan Offers

Establish Your Search Criteria

Once you’re preapproved, establish your search criteria. What type of home are you searching for – condo, townhouse, or single-family home? How many bedrooms and bathrooms do you need? How close to your job would you like to be? Are schools important? Do you need a yard? A garage? Do you have a work vehicle, RV, or boat that needs to be accommodated? Are amenities important? Is walkability something you want? Phew! That’s a lot to consider.

JOY'S TIP: Don't let paint colors or outdated carpet distract you from a great floor plan. Sure, who wouldn’t like to move into a house that looked like an HGTV dream home? But you might miss out on a terrific home if your criteria are too specific.

Visit Properties

Now comes the fun part. Once your agent knows where and what you’re looking for, it’s time to set up showings. Online photos and video tours are great. Trust me, those don’t take the place of an in-person tour. You need all five of your senses – ok, maybe not taste 😜 – to determine if a house is right for you. Don't worry if you don't know exactly what you're looking for. That's one of the reasons you have a buyer's agent and, later, a professional home inspector. My job is to help you see beyond the pretty finishes and recognize potential concerns before you make one of the biggest investments of your life.

Looking Beyond the Pretty Finishes

It's easy to get distracted by beautiful kitchens, fresh paint, and fancy light fixtures. Those things can certainly make a great first impression but try to look past these. Paint colors can be changed. New light fixtures can be installed. The things that are more expensive to repair or replace deserve just as much attention.

As you're touring a home, pay attention to things like:

• Signs of water leaks or moisture
• Drainage around the foundation
• Cracks in walls, ceilings, or the foundation
• The approximate age and condition of the roof
• Traffic and road noise
• The amount of natural light throughout the day
• Cell phone reception
• Internet availability and service providers

It’s a lot to consider! One advantage of having an experienced buyer’s agent is getting an objective perspective. I’ll help you evaluate concerns based on facts, see a home’s potential, and get a general sense of which projects or repairs may require additional investigation.

JOY'S TIP: Try to picture yourself living in the home, not just touring it. Can you picture your daily routine? Is there enough storage? Does the floor plan fit the way your family lives? Sometimes it's the little things you notice during a showing that make all the difference after you've moved in.

Make an Offer

Once you’ve identified The One, it’s time to prepare an offer. We’ll discuss the price, timing, contingencies, and other terms that make sense for you. I’ll prepare the offer and present it to the listing agent. The seller may accept it, reject it, or respond with a written counteroffer.

Sounds easy, right? Negotiating can be one of the most emotional parts of the process. I’ll stay focused on comparable sales, current market conditions, the seller’s priorities, and the terms that protect you. Price is important, but it is only one part of a strong offer.

Some of the key terms include:

• Offer Price: The amount you're willing to pay for the home.
• Earnest Money: A good-faith deposit showing the seller you’re serious about buying. The amount is negotiable and often falls around 1% to 2% of the purchase price.
• Closing Date: The date you'd like to complete the purchase and officially become the new owner.
• Possession: When you will receive the keys. Sometimes this is at closing, and sometimes it's negotiated for a later date.
• Seller-Paid Closing Costs: You may ask the seller to contribute toward some of your closing expenses, depending on the market and the terms of your offer.
• Due Diligence Period: When included in the contract, this gives you a set amount of time to investigate the property, complete inspections, and decide how to proceed according to the agreement’s terms.
• Financing Contingency: Protects you if you're unable to secure financing for the purchase.
• Buyer's Agent Compensation: Your purchase agreement may also address how your buyer's agent will be compensated if that hasn't already been determined.

One thing I always remind my clients of is that the highest offer isn't always the strongest offer. Sellers also consider factors like financing, contingencies, flexibility on the closing date, and the overall likelihood that the transaction will close smoothly. My job is to help you put together the strongest offer possible while protecting your best interests every step of the way.

JOY'S TIP: Every situation is different. I'll walk you through each part of the offer, explain your options, and help you decide what makes the most sense based on the home, the market, and your goals.

What Happens After Your Offer Is Accepted?

Congratulations! An accepted offer is a major milestone, but several important steps remain before closing. This is where I help keep the details, documents, and deadlines organized.

Your immediate next steps will typically include:

• Earnest Money: Submit your deposit according to the timing and delivery instructions in the contract.
• Due Diligence and Inspections: Investigate the property, complete appropriate inspections, and decide how to address any concerns within the contract deadlines.
• Financing: Continue working closely with your lender and provide requested documents promptly.
• Appraisal: If you are financing the purchase, your lender will generally order an appraisal.
• Deadlines and Amendments: I’ll track key dates and document any agreed-upon contract changes in writing.
• Closing Preparation: Review the final figures, verify all wiring instructions, and prepare for the final walkthrough and closing.

JOY'S TIP: Once you're under contract, try not to make any major financial changes. Avoid opening new credit accounts, financing large purchases, changing jobs, or making big bank transfers until after you've closed on your new home.

Inspection and Appraisal

Once you have a binding contract, I’ll recommend that you hire a qualified home inspector to evaluate the home’s visible systems and components. I can provide several inspectors for you to consider, and I’ll help you review the report and distinguish routine maintenance items from concerns that may require further evaluation or costly repairs.

When an inspection uncovers a significant concern, we’ll discuss the options available under your contract. Depending on the circumstances, that may include requesting repairs, asking for a seller concession or price adjustment, accepting the property as-is, or terminating within an applicable due diligence or contingency period. Any agreed-upon changes should be documented in a written amendment signed by both parties.

What Buyers Should Know About a Georgia Home Inspection

In addition to the inspection, your lender will generally order an appraisal to obtain an independent opinion of the home’s value. The lender uses that value to help determine how much it is willing to lend. If the appraisal comes in below the purchase price, we’ll review your contract and discuss options such as challenging the appraisal, renegotiating the price, paying some or all of the difference, or pursuing another solution.

NAR Consumer Guide: The Appraisal Process

Complete Loan Process

Your lender will continue reviewing your finances, the appraisal, title information, and other required documents. Once underwriting is complete and all conditions have been satisfied, the lender may issue a clear to close. You’re almost there, but continue responding quickly to requests and avoid major financial changes until the purchase is complete.

A Word of Caution ⚠️ Protect Yourself from Wire Fraud

Before you wire any money for your home purchase, always verify the wiring instructions by calling your closing attorney or title company using a phone number you already know is correct. Never rely on wiring instructions sent by email or text message. Unfortunately, real estate wire fraud is more common than most people realize, and scammers are very good at making their messages look legitimate.

JOY'S TIP: When in doubt, pick up the phone and call. Taking a few extra minutes to verify the instructions could save you from a very costly mistake.

Learn more: CFPB: Protect Yourself from Mortgage Closing Scams

Final Walkthrough & Closing Day

Just before closing, you'll do one final walkthrough of the home to make sure it's in the condition you agreed to purchase and that any negotiated repairs have been completed. It's your last opportunity to confirm everything is as expected before you receive the keys.

At least three business days before closing, your lender should provide a Closing Disclosure listing the final loan terms and costs. Review it carefully and ask about anything you don’t understand. Your closing attorney will tell you how and when to deliver the required funds. Verify those instructions by phone using a trusted number, and bring the required identification. I’ll help you know what to expect and remain available throughout closing.

JOY'S TIP: Your lender may check your credit again shortly before closing. Continue avoiding new credit accounts and large financed purchases until your home purchase is complete.

Welcome Home!

Congratulations! The keys are in your hand, and you’re now a homeowner! But there are just a few more things to take care of as you settle into your new home.

• Apply for your Homestead Exemption if you qualify. Georgia homeowners generally must own and occupy the property as their legal residence as of January 1 and apply by April 1 to receive the exemption for that tax year. Requirements vary by county, so confirm them with your county tax office. Learn more on the Georgia.gov Homestead Exemption page.
• Transfer your utilities into your name if you haven't already.
• Change the locks or re-key the doors so you know exactly who has access to your home.
• Locate your emergency shutoffs, including the main water valve, electrical panel, and gas shutoff.
• Save your closing documents in a safe place. You'll likely need them for tax purposes and future reference.
• Update your mailing address with the post office, your bank, insurance companies, subscriptions, and other important accounts.
• Start a simple home maintenance routine. Changing air filters, servicing your HVAC system, and taking care of small maintenance items now can help you avoid bigger repairs later.

JOY'S TIP: Owning a home is exciting, and questions are bound to come up after you've moved in. Even after closing, I'm always happy to be a resource whenever you need recommendations, advice, or just someone to point you in the right direction. Welcome home!

Final Thoughts

Purchasing a home may be the largest single investment you’ll ever make. An experienced real estate agent and mortgage lender can help you avoid unnecessary stress, missed deadlines, and costly mistakes. Choose a professional who understands the local market, protects your interests, communicates clearly, and knows how to keep a transaction moving when complications arise.

If you have questions or think you’re ready to explore your path to homeownership, let’s talk. I’d be happy to put my expertise to work for you. Get in touch at 678.744.8206 or info@sherryteam.com.

About Joy: Joy has spent more than two decades helping North Atlanta buyers, from first-time purchasers to luxury clients. She has seen just about everything (ask her about the snake), yet nothing ruffles her feathers. Clients value her calm when deals get complicated and trust her enough to return and refer friends, family, and coworkers, which is the gold standard for any agent.