Listing isn’t free. Even a “simple” sale in Georgia takes time, cash, and coordination—before, during, and after you go live. If you’re weighing a traditional listing against a direct, as-is sale, this guide breaks down every major cost bucket so you can plan (and price) with eyes wide open.
The Real Cost Buckets (and what to expect)
1) Deep Cleaning (before photos & again before showings)
- Whole-home scrub: windows (in/out), baseboards, grout/caulk refresh, vents, fans.
- Pet hair/odors take extra passes.
- Reality: You’ll likely pay for one pro clean up front and spend time keeping it show-ready.
2) Curb Appeal & Yard Work (first impressions = leverage)
- Edge/mulch beds; prune shrubs below window height; mow weekly.
- Soft/pressure-wash drive and walks; front-door/trim touch-ups.
- Small repairs outside (loose pavers, wobbly steps, crooked mailbox).
- Backyard: Define a simple “outdoor room” so the yard feels like extra square footage.
3) Pre-List Repairs & Mini-Updates
- Leaky faucets, squeaks, cracked switch plates, missing covers.
- Paint/caulk touch-ups; lighting swaps; cabinet hardware refresh.
- Optional pre-inspection to head off retrades (you’ll still fix or credit something).
4) Staging, Photography, Floor Plan & Marketing
- Light staging or décor rentals; pro photography (consider a twilight set).
- Floor plan/measurements; listing copy; sometimes a paid “boost” or signage.
- FSBO note: If you DIY the sale, budget for a flat-fee MLS package.
5) Showings & Holding Costs (the silent line item)
- While you’re on market you still pay: mortgage interest, taxes, insurance, utilities, lawn/pool, HOA—plus your time shuttling pets and tidying daily.
- Every extra week adds up.
6) Negotiation Costs (after you go under contract)
- Inspection repairs or credits (very common).
- Appraisal gap or price changes if value comes in low (for financed buyers).
- Buyer concessions (e.g., rate buydown credit) if that’s what wins the deal.
7) Closing Costs, Fees & Commissions
- Georgia is an attorney-closing state: expect attorney/title/recording fees; exact splits vary and can be negotiated.
- HOA estoppel/transfer docs (if applicable), courier, and misc. admin.
- Commissions are negotiable. What you pay depends on your listing agreement and current practices. Buyer-agent compensation is also negotiated in today’s environment—sometimes paid by sellers, sometimes by buyers, sometimes offset via concessions. Get it in writing.
Your Net—A Simple Formula
Your Net = Sale Price
– (Prep, Staging, Repairs, Marketing)
– (Holding Costs while on market)
– (Seller Credits/Concessions)
– (Commissions you agree to pay)
– (Closing/Attorney/Title/HOA/Recording fees)
= Cash to you before mortgage payoff
Tip: Build a one-page “net sheet” and update it when anything changes (price, credits, timelines).
Illustrative Example (numbers are examples, not quotes)
Traditional MLS sale (illustrative):
- Sale price: $300,000
- Prep/staging/photos/yard: $3,750
- Holding costs (2 months x $1,800): $3,600
- Seller credit at closing: $5,000
- Commissions you’ve negotiated (example 5% total): $15,000
- Closing/attorney/title/HOA/recording: $1,500
- Post-inspection repairs: $2,000
Total costs: $3,750 + $3,600 + $5,000 + $15,000 + $1,500 + $2,000 = $30,850
Estimated net (before mortgage payoff): $300,000 – $30,850 = $269,150
Direct as-is cash sale (illustrative):
- Offer price: $270,000
- Prep: $300 (quick clean; no staging)
- Holding costs (2 weeks ≈ $900): $900
- Repairs: $0 (as-is)
- Commissions: $0 (you’re selling direct)
- Closing costs: Often covered by buyer—confirm in writing.
Total costs: $300 + $900 = $1,200
Estimated net (before mortgage payoff): $270,000 – $1,200 = $268,800
Takeaway: In this scenario, the two paths net within $350 of each other—but the direct sale is faster and simpler. Add just one extra month of holding ($1,800) or a bigger repair ask to the MLS path and the direct sale nets more.
Quick Cost Checklist (copy/paste)
- □ Pro deep clean (then touch-ups before showings)
- □ Yard/curb appeal refresh and weekly maintenance
- □ Paint/caulk/lighting/hardware mini-updates
- □ Pro photos (+ twilight) and basic staging items
- □ Holding costs budget for X months
- □ Contingency for inspection repairs/credits
- □ Plan for appraisal and any concessions
- □ Attorney/title/HOA/recording fees (Georgia)
- □ Commissions/comp you agree to (negotiable)
- □ Moving + storage (truck, short-term unit, overlap rent)
When a Direct Sale Makes Financial Sense
- The home needs work and you’d rather skip repairs and staging.
- You value speed and certainty over a possibly higher headline price.
- You want to avoid weeks of showings, pets/child logistics, and daily cleaning.
- You’re carrying two homes or relocating on a tight timeline.
Prefer an Easy Button?
Middle Georgia Cash Homes LLC buys homes as-is in Georgia. No showings, no repairs, you pick the date. We’ll put everything in writing and close with a Georgia real estate attorney. Compare our offer to your MLS net sheet and choose what’s best for you.