Moving to GA: How the Home Buying Process Works

Buying a home in Georgia looks very different from other states. From key deadlines to contingency clauses and who’s involved in the transaction, Georgia’s home buying process has its own unique rhythm—especially for people relocating from out of state.

If you’re making the move and already have your budget and area narrowed down, the process generally starts with a home search, which can be done in-person or virtually. It usually takes a few weeks of online browsing and showings to find the right property. Once you find “the one,” it’s time to write an offer.

That offer includes price, terms, closing date, financing, and contingencies. Everything is negotiable—but strategy matters. If a house is new to the market and drawing attention, you might want to offer close to asking. If it’s been sitting for a while, you may have more wiggle room.

One of the most important protections in a Georgia contract is the due diligence period, typically 7 days. This is your window to fully inspect the property and walk away for any reason without losing your earnest money. Once that window closes, canceling gets trickier and may cost you your deposit.

Earnest money, usually 1% of the purchase price, shows you’re serious. It’s credited to you at closing, but if you back out outside of your contingency terms, that money could go to the seller.

You’ll also likely include financing and appraisal contingencies, which act as safety nets. Financing gives you protection if your loan falls through. Appraisal ensures you’re not overpaying—if the home doesn’t appraise, you can negotiate or walk away.

In a recent example, buyers offered $690K for a home that appraised at just $625K. Thanks to the appraisal contingency, they were able to walk away and buy a better home just down the street.

Closings typically take 30 days with a loan or as little as 2 weeks with cash. Weekends and holidays are off-limits for closings due to banking regulations.

Lastly, if you need to sell your current home to buy in Georgia, a home-to-sell contingency may be included. This protects your earnest money and gives you time to secure a buyer. Sellers often add a kickout clause, which allows them to keep marketing the home and accept other offers—giving you the chance to either proceed without the contingency or walk away.

KeyPoint
Buying a home in Georgia comes with its own timeline, lingo, and strategy—but with the right plan and local knowledge, the process can be smooth and successful. Whether you’re relocating for work, lifestyle, or family, understanding how contracts, contingencies, and timelines work here will make all the difference.