You’re thinking “Let’s list it and be done.” But the real question isn’t what your house lists for—it’s what you’ll actually net after all the costs, delays, and surprises. Here’s a clean, Georgia-savvy breakdown so you can decide if a traditional listing or a direct, as-is sale to Middle Georgia Cash Homes puts more money in your pocket.
The Four Buckets of Listing Costs
When you sell the classic way, expenses stack up in four phases: before you list, while you’re listed, after you accept an offer, and at the closing table. Each line item might seem small on its own; together, they can carve tens of thousands off your net.
1) Upfront: Make-Ready & Presentation
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Deep Cleaning & Carpet/Upholstery Care
DIY can help, but most sellers spring for a pro crew to get baseboards, vents, grout, blinds, and appliances sparkling.
Typical range: $250–$800+; add $150–$400 for carpet/soft surfaces. -
Repairs & Mini-Updates
Paint touch-ups, cracked tiles, loose handrails, leaky faucets, fogged windows, dated light fixtures, cabinet hardware—these are “first-impression” fixes.
Typical range: $1,000–$6,000+ depending on age/condition. -
Staging & Photography
Great photos and a little furniture editing can cut days on market (DOM). Even if your agent “covers” basic photos, many sellers upgrade.
Typical range: $300–$750 for photos/video; $800–$2,500 for staging (occupied) or more for vacant staging. -
Curb Appeal & Landscaping
Fresh mulch, pruning, pressure wash, mailbox/house numbers, front-door paint.
Typical range: $250–$1,500+.
Georgia note: If your home is vacant, talk to your insurer about a vacancy endorsement—standard homeowner policies can limit coverage after 30–60 days empty, and the premium can rise.
2) While You’re Listed: The Quiet “Carry” Burn
Even after you move out, you’ll keep paying until the deed transfers.
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Monthly Carrying Costs: mortgage/interest (or opportunity cost if paid off), property taxes, homeowners insurance, utilities (must stay on for showings/inspection), HOA/POA dues, lawn/pool/pest, plus routine cleaning.
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Rule of thumb: Add your monthly totals and multiply by your realistic timeline (prep + DOM + 30–45 days of escrow). Many Georgia sellers spend $1,500–$3,000/month in carry without realizing it.
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Marketing Add-Ons: If your agent’s plan is bare-bones, you may pay out of pocket for premium portal placement, drone, twilight shoots, or floor plans.
3) After You Accept an Offer: Contingencies & Re-Trades
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Inspection Repairs / Credits
Most financed buyers will ask for fixes or a credit after the inspection report lands. Small issues add up; big ones (roof, HVAC, moisture intrusion) can be expensive or spook lenders.
Typical credit range: $1,500–$8,000+ in real-world deals. -
Appraisal Gap & Concessions
If the appraisal comes in low, you’ll be asked to drop the price or share the gap. In shifting markets, this is common. -
Extended Timelines
Every extra week in escrow = another week of carry. Appraisal backlogs, underwriting questions, and buyer life events can all stretch your calendar (and your costs).
4) At the Closing Table: Fees & Commissions
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Agent Commissions
In Georgia, total commissions are commonly ~5–6% of the sale price, split between listing and buyer’s agents. -
Seller Closing Costs
Think title services, owner’s title policy, recording/transfer, and a stack of smaller admin fees.
Typical range: ~1–2%+ of the sale price.
Georgia practice: Closings are attorney-conducted. That’s great for clear title and secure funds flow—but those services are still part of the total transaction costs you’ll see on your settlement statement.
The Only Number That Matters: Your Net
Let’s run a simple illustration (your figures will differ):
MLS path at $300,000 (headline price)
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Commission (6%): $18,000
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Seller closing costs (1.5%): $4,500
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Make-ready/staging/photos: $3,500
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Carrying costs (3.5 months @ $2,000): $7,000
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Inspection/appraisal credits: $4,000
Estimated net (before mortgage payoff): ~$263,500**
Direct, as-is sale to Middle Georgia Cash Homes at $285,000
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Commission: $0
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Standard closing costs: covered by Middle Georgia Cash Homes
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Repairs/clean-out: $0 (take what you want; leave the rest by agreement)
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Carry: minimal (close in days or a few weeks)
**Estimated net: near $285,000
Lower headline, higher net—and no months of showings, surprises, or double moves. That’s why seasoned investors say speed is margin.
Quick Self-Audit: Is Listing Your Best Fit?
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My home is photo-perfect with no major repairs needed
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I can comfortably float 2–4+ months of carrying costs
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I’m fine with showings, open houses, and last-minute tidy-ups
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I’m okay risking inspection/appraisal re-trades to chase top-line price
If you checked 3–4, listing may serve you well. If not, a direct sale could protect your net (and your sanity).
What a Direct, As-Is Sale to Middle Georgia Cash Homes Looks Like
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No prep, no repairs, no staging.
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No commissions; we cover standard closing costs.
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Firm date & dollar up front; close with a local real-estate attorney in Georgia/Georgia.
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Flexible possession: Need a short rent-back while you move? We can structure it.
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Transparent net sheet: We’ll show you a side-by-side net vs. listing so you can decide with confidence.
Curious what your true net would look like both ways?
Call 478-216-1795 or send Middle Georgia Cash Homes a quick message. Zero pressure—just clear numbers tailored to your address and timeline.