When most homeowners in Georgia think “sell,” they think “find an agent.” A great agent can absolutely be an asset—but it’s not your only path. With a little homework, you can sell on your own (FSBO), or skip showings entirely with a direct, as-is cash sale. The right choice comes down to math, timeline, and stress tolerance. Here’s a clear, local-minded breakdown to help you decide.
What You Actually Pay With a Traditional Listing
Let’s unpack the true cost of listing with an agent so you can compare apples to apples.
1) Commission (often 5–6% of sale price)
This is typically split between the listing agent and the buyer’s agent. Commission is negotiated—good agents earn it, but it’s still a meaningful line item. On a $300,000 sale, 6% is $18,000.
2) Pre-Listing Prep (varies: a few hundred to several thousand)
To compete on the open market, most homes need paint touch-ups, landscaping, lighting swaps, deep cleaning, minor repairs, and sometimes staging. Even DIY projects add up—materials, time, and “one more trip” to the store.
3) Holding Costs During Days on Market
Every extra month you own the home means mortgage interest, taxes, insurance, utilities, HOA, lawn care, pest control, and travel to meet vendors. If your home sits 60–90 days, those carrying costs erode your net.
4) Buyer Requests After Inspection
Many financed buyers ask for repairs or credits. Even if you don’t fix everything, you might end up conceding money at the table to keep the deal alive.
5) Closing Costs (often ~1–3% for the seller in GA)
Expect things like attorney/title fees, deed prep/recording, tax prorations, and any lien/HOA payoffs. (Georgia is an attorney-close state, so a closing attorney handles your settlement and recording.)
Net takeaway: Commission + prep + holding costs + inspection credits + closing costs = your true net. Price is one thing; proceeds are another.
Where a Great Agent Does Earn Their Fee
Let’s be fair—strong agents bring real value:
- Pricing strategy using hyper-local comps and demand signals
- Marketing (pro photos, syndication, copywriting, paid boost) to reach a bigger buyer pool
- Negotiation across price, due diligence, repairs, and appraisal hurdles
- Contract management and coordination with lenders, appraisers, and the closing attorney
If your goal is top retail price and your home is show-ready, a great agent can more than offset their cost by maximizing exposure and leverage.
When FSBO (For Sale By Owner) Makes Sense
Selling without an agent can save the listing commission and keep you in control if:
- You’re comfortable handling showings, negotiations, and paperwork.
- Your home is clean, neutral, and easy to value with clear comps.
- You’re willing to pay a buyer-agent commission (often 2–3%) to widen your buyer pool—or you actively target unrepresented buyers.
Keys to FSBO success:
- Price from sold comps (not just online estimates).
- Use professional photos and a tight, informative description.
- Pre-gather disclosures, utility averages, upgrade list, HOA facts, and preferred timelines.
- Have a Georgia closing attorney draft or review your contract and hold earnest money.
When a Direct Cash Sale Is the Smarter Play
Sometimes certainty and speed beat squeezing out every last dollar:
- Your home needs repairs you don’t want to tackle.
- You’re on a tight timeline (job relocation, probate, divorce, preforeclosure).
- You want to skip showings and “clean for strangers” stress.
- You value a guaranteed number and closing date over top-of-market price.
A reputable local buyer can purchase as-is, cover standard closing costs, and close in days—not months—with a Georgia closing attorney. No repairs, no open houses, no financing delays. For many Georgia sellers, the lower hassle and carrying cost savings net out competitively.
Quick Math: Three Paths, One $300,000 Example
- Agent-Listed (ideal outcome):
$300,000 price
− $18,000 (6% commission)
− $4,000 prep/repairs
− $2,500 holding/closing variance
≈ $275,500 net - FSBO (buyer has an agent at 3%):
$295,000 price (slightly less reach than full retail)
− $8,850 (3% buyer-agent)
− $2,500 prep
− $2,000 holding/closing variance
≈ $281,650 net - Direct Cash (no showings, as-is):
$270,000 price
− $0 repairs (sold as-is)
− $0 commission
− $1,500 closing variance (often covered by buyer)
≈ ~$268,500 net
But you might save 1–2 months of holding costs, project stress, and risk of fall-through—often worth the trade.
Your numbers will differ. The point is to compare true proceeds and stress level, not just sticker price.
Red Flags & Gotchas to Watch
- Open-ended listing agreements with unclear marketing deliverables.
- Price promises not supported by recent sold comps.
- “Cheap” staging/photo shortcuts that cost you time on market.
- Wire fraud risk: always call your closing attorney to verify wiring instructions.
- FSBO paperwork gaps: use a Georgia attorney for contracts, disclosures, and settlement.
The Bottom Line
- If your home is updated and show-ready, and you want max price, a strong agent in Georgia can be worth it.
- If you’re organized and assertive, FSBO can save you a chunk of equity.
- If you need speed and certainty (or the home needs work), a direct, as-is cash sale can be the most practical and least stressful route.
Want an honest, side-by-side breakdown for your address—listing vs. FSBO vs. direct cash? We’ll walk you through the numbers and timelines so you can choose confidently.
Call or text Middle Georgia Cash Homes LLC at 478-216-1795 .