Selling a tenant-occupied home adds moving parts—leases, notices, showings, and buyer financing. The good news: with the right plan, you can sell smoothly and stay on the right side of Georgia law. Here’s a practical playbook for selling your house with tenants in Georgia.
1) Start with the lease (it likely survives the sale)
In Georgia, a fixed-term lease typically continues after a sale—the buyer steps into the landlord’s shoes and must honor the existing agreement through its end date unless your lease has a valid early-termination clause tied to a sale. Miles Hansford Law Firm
If your tenants are month-to-month (tenancy at will), Georgia law requires 60 days’ notice from the landlord (and 30 days from the tenant) to terminate. Plan your listing and closing timeline around this notice period. Justia
2) Be clear—and kind—about what’s happening
Let tenants know you’re selling, what changes (and doesn’t), and how showings will work. Georgia doesn’t set a specific statutory notice period for landlord entry; your lease controls access. Best practice is to agree on written showing windows and provide reasonable advance notice. Consumer Ed
Tip: Use a simple showing addendum (set days/times, text/e-mail notice, advance lead time, pet/crate plan). You’ll reduce last-minute scrambles and awkward door knocks.
3) Package the property like an investor would want it
Most buyers who love tenant-occupied rentals are investors. Make it easy to say yes:
- Lease & amendments (signed)
- Rent roll & payment history (last 12 months if available)
- Security-deposit ledger (amounts, dates, bank/escrow)
- Maintenance log (recent HVAC service, pest/termite, roof)
- HOA/condo info (fees, rules)
- Tenant estoppel (short form confirming rent, deposits, term)
On sale, Georgia requires the seller to transfer each tenant’s security deposit to the new owner or return it to the tenant—build this into closing instructions. consumer.georgia.gov
4) Choose the right sale strategy (and set expectations)
A) Sell “with tenants in place” to an investor
Pros: No vacancy, no make-ready, rent continues through closing, typically faster diligence.
What to expect: Investors price to net operating income and condition. Clean documentation and cooperative access improve your price and speed.
B) Wait for vacancy, then list retail
Pros: Wider buyer pool (owner-occupants), potential higher top-line price.
Tradeoffs: Lost rent, make-ready costs, time on market, and the risk of inspection/appraisal issues.
C) Offer a direct, as-is sale to Middle Georgia Cash Homes
Pros: No showings, no repairs, no appraisal risk, flexible close (subject to title/attorney scheduling), and we’ll honor lawful leases or coordinate a respectful, lawful timeline if you prefer to deliver vacant. You’ll see a simple Net Sheet to compare options apples-to-apples.
5) If you need cooperation—pay for it (the right way)
Selling with occupants is inconvenient for them. Consider relocation assistance (“cash for keys”), reduced rent for agreed showing blocks, or help with moving costs in exchange for tidy access or an earlier move-out. Keep it voluntary and written; don’t withhold services or violate the lease.
6) Special cases to plan for
- Month-to-month tenants: Use the 60-day landlord / 30-day tenant notice rules to align move-out with your target closing date. Justia
- Foreclosure context: If a sale follows foreclosure, federal PTFA protections generally require at least 90 days’ notice for bona fide tenants if the new owner will occupy, or honoring the lease term if not. OCC.gov+1
- Security deposits: Verify amounts and transfer them properly at closing (or return to the tenant). consumer.georgia.gov
7) Pricing, access, and photos—without crossing lines
- Pricing: Investor buyers buy numbers. Provide current rent, market rent comps, and realistic expense estimates (taxes/insurance/HOA/maintenance) to support your ask.
- Access: If your lease doesn’t define entry, don’t assume 24-hour access—agree in writing on reasonable notice and times. Consumer Ed
- Photos: Avoid posting tenant names or personal info. Blur visible documents and exclude sensitive items from photos.
8) A clean closing checklist (Georgia-focused)
- Signed contract with tenancy disclosures
- Tenant estoppel certificates and W-9 if rent prorations are involved
- Prorations (rent, HOA, utilities), deposit transfer instructions to closing attorney consumer.georgia.gov
- Final walkthrough/verification of occupancy status per contract
- Written notice of new owner/agent address for rent and legal notices (required update to tenants) consumer.georgia.gov
Prefer a done-for-you option?
If you’d rather skip showings and lease logistics, Middle Georgia Cash Homes can purchase as-is—with tenants or on a timeline that respectfully delivers vacancy. We’ll walk you through your numbers, handle the paperwork with a local closing attorney, and make the transition smooth for everyone.
Questions or ready to compare? Call/Text 478-216-1795 or send us a message. We’ll give you clear options to sell your tenant-occupied house in Georgia—no pressure.