“Let’s sell it ourselves and save the commission!” Going FSBO (For Sale By Owner) in Georgia can work—but it’s rarely as simple as sticking a sign in the yard. Before you choose a path for one of your biggest assets, set clear expectations. Here are five things every Georgia homeowner should know about FSBO listings—plus a simpler option if you want certainty and less hassle.
1) Time & Toil: You’re the whole team
FSBO means you handle everything: pricing, photos, copywriting, inquiries, showings, negotiations, inspection repair requests, appraisal issues, and closing logistics. Expect phone calls during work, weekend showings, and lots of follow-up. You’ll also screen buyers (proof of funds or real preapproval) so you don’t waste weeks on someone who can’t close.
Quick win: Create a simple intake form for inquiries (financing type, timeline, contingencies) so you prioritize serious buyers.
2) Pricing & Offers: Emotions don’t appraise
Owners often overprice because of memories or outdated comps. The result? Fewer showings, a stale days-on-market count, and lower leverage. Even when interest is strong, FSBO sellers can struggle to convert lookers into solid offers without MLS reach and agent networks.
What to do: Build a real CMA (last 90–180 days, truly comparable sales) and reality-check against active/pending listings (your current competition). Decide, in advance, how you’ll respond to repair credits and appraisal gaps.
3) Repairs, Inspections & Disclosures: “As-is” ≠ “no disclosure”
Buyers will inspect. Most repair requests focus on safety and systems (roof, HVAC, electrical, plumbing, moisture). If you don’t want to fix items, price accordingly and be ready to offer a credit instead of managing contractors under deadline.
Compliance matters:
- You must disclose known, material defects—even in an “as-is” sale.
- If the home is pre-1978, provide the federal lead-based paint disclosure and EPA pamphlet.
- Keep receipts for any recent service (HVAC, roof, termite) to build confidence.
4) Paperwork & Closing in Georgia: Use a real estate attorney
FSBO sellers in Georgia still need attorney-prepared or attorney-reviewed contracts and must close with a licensed real-estate attorney. You’ll assemble disclosures, handle fair-housing compliant marketing, manage buyer deadlines (due diligence, financing, appraisal), and coordinate title, HOA estoppels, and payoff letters.
Tip: Hire a closing attorney early. A good one will give you a checklist so nothing slips through the cracks.
5) Holding Costs & Time Risk: Net beats sticker price
Every extra month costs money—mortgage interest, taxes, insurance, utilities, lawn/HOA—and adds stress if you’re already moving. A slightly lower but certain offer can beat a higher, fragile one when you add carry costs and the risk of starting over after a busted appraisal or inspection.
Build a simple net sheet:
Estimated sale price
− Buyer credits/repairs
− Commissions/fees (if any)
− Seller closing costs
− Monthly carry × months to close
= Your net
A simpler option: Sell directly to Middle Georgia Cash Homes
If you prefer speed and certainty over showings and surprises, a direct, as-is sale to Middle Georgia Cash Homes can make sense:
- As-is purchase: No repairs or cleaning.
- Cash offer (in writing): No lender or appraisal delays.
- Flexible close: You pick the date (subject to title/attorney scheduling).
- Transparent numbers: We’ll provide a side-by-side Net Sheet so you can compare FSBO, traditional listing, and direct sale—apples to apples.
Questions or ready for an offer? Call/Text 478-216-1795 or send a message to Middle Georgia Cash Homes. We’ll review your home in Georgia, answer questions with zero pressure, and give you clear options.