Yes—you can sell your Georgia house without paying 5–6% in listing commissions. Going “For Sale By Owner” (FSBO) isn’t for everyone, but with a clear plan, solid pricing, and the right paperwork, you can keep more equity and control your timeline. This guide walks you through a Georgia-specific FSBO roadmap—from pricing and marketing to contracts and closing with a Georgia closing attorney (Georgia is an attorney state).
Step 1: Decide if FSBO Fits Your Goal (Price vs. Speed vs. Certainty)
Before you dive in, get honest about your priority:
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Max Price: You’re willing to handle prep, showings, and negotiations to save the listing commission.
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Speed: You’ll streamline prep and may consider as-is buyers to close faster.
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Certainty: You want fewer variables (financing/appraisal). Cash buyers and clean contracts matter more than squeezing every last dollar.
If your home needs major repairs, you’re ultra time-sensitive, or you’d prefer fewer moving parts, you can still sell without an agent by accepting a direct cash offer from a reputable local buyer.
Step 2: Price It Like a Pro (Not by Guesswork)
Online estimates are rough ballparks, not gospel. Anchor your price in sold data:
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Pull recent comparable sales (last 6–12 months; similar bed/bath, size, condition, school zone).
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Adjust for condition + features (new roof/HVAC, renovated kitchens/baths, garage, lot size).
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Consider a pre-listing appraisal (a few hundred dollars) for an independent valuation.
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Use search brackets (e.g., $249,900 instead of $251,000) to appear in more buyer filters.
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Avoid “death by a thousand cuts.” Price right from the start; repeated micro-drops can signal desperation.
Rule of thumb: The first 7–10 days are your “launch window.” If you’re not getting showings or you’re only getting lowball interest, the market is telling you something—usually price or presentation.
Step 3: Prep What Buyers Notice First (High-ROI, Low-Cost)
You don’t need a full remodel. Target photo-visible improvements:
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Curb appeal: Fresh mulch/pine straw, trimmed shrubs, edged beds, pressure-washed walk and siding, clean windows, updated door hardware/house numbers, a freshly painted front door.
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Lighting: Replace dim/cool bulbs with warm, consistent color temps. Bright sells.
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Paint: Neutral walls (warm whites/soft greiges), crisp trim. It reads “move-in ready.”
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Kitchens/Baths: New faucet/fixtures, cabinet pulls, re-caulk grout, spotless glass.
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Declutter + depersonalize: Clear 80–90% of surfaces. Store family photos and collections. Hotel-clean is the vibe.
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Smell + sound: Subtle scent (or none), low background music during showings.
Document upgrades + utilities in a one-page feature sheet. Buyers love clarity.
Step 4: Market Like a Marketer (Photos, Copy, Compliance)
Professional photos are your best money-maker—interiors, exteriors, and one twilight front shot. Lead with your three strongest images (front, kitchen, main living area).
Listing copy that converts answers buyer questions fast:
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Age of roof/HVAC/water heater, big ticket repairs, HOA details, average utilities, recent updates, schools, commute times, nearby amenities/parks.
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Avoid any language that violates Fair Housing laws. Focus on the property, not the people.
Where to promote (FSBO-friendly): Major home portals with FSBO options, social posts in local community groups (respect group rules), yard sign with a trackable phone number, and a simple digital flyer you can text or airdrop at showings.
Step 5: Showings, Safety, and Buyer Screening
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Scheduling: Offer wide showing windows the first two weekends. More eyeballs = better offers.
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Safety: Never show alone at night, secure valuables/meds, and verify IDs before granting access. Use a temporary code for a smart lockbox and change it frequently.
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Pre-screening questions: “Are you working with an agent?”, “Have you spoken to a lender?”, “What’s your target closing date?”
For financed buyers, request a recent pre-approval letter with the offer. For cash, request proof of funds.
Step 6: Contracts & Required Disclosures in Georgia
Georgia is an attorney-close state—your closing runs through a Georgia closing attorney (they handle title search, lien payoff, deed prep, funds, and recording). Without a listing agent, you’ll still want professional paperwork:
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Purchase & Sale Agreement (PSA): Have a Georgia real estate attorney draft/review it.
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Earnest money: Typically held by the closing attorney. Set a clear binding agreement date, deposit timeline, and due diligence window.
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Disclosures:
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Lead-Based Paint if the home was built before 1978.
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Property disclosures (condition, known defects, water/septic status, permits).
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HOA covenants/fees if applicable.
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Contingencies: Financing, appraisal, inspections, sale of buyer’s home (limit this if you want certainty).
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Prorations: Property taxes/HOA prorated at closing; verify with your attorney.
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Wire safety: Confirm routing instructions by phone with the attorney’s office; beware of phishing.
Step 7: Negotiate the Parts That Really Matter
Beyond price, negotiate:
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Due diligence length (shorter = stronger), earnest money (more = commitment), and repair credits instead of doing repairs.
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Appraisal gaps: If your home is unique or demand is strong, consider whether you’ll accept an appraisal shortfall or require the buyer to bridge it.
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Closing timeline: Align with your move date. 30 days is typical; 14–21 days is possible with cash.
Step 8: Closing Day in Georgia
Your attorney will provide a settlement statement (ALTA) showing sale price, payoff, prorations, and net proceeds. Bring a government ID and any keys/remotes/codes. After funding, the deed records and you’re done—FSBO complete.
Backup Plan: Want to Sell As-Is, Skip Showings, and Pick Your Date?
If repairs, showings, and timelines feel like too much, we can buy your Georgia house as-is—no repairs, no fees, no open houses. You choose the closing date, and we handle the details with a licensed Georgia closing attorney.
Quick FSBO FAQ (Georgia)
Will I really save 6%?
You’ll avoid the listing commission. If your buyer has an agent, they may ask you to pay a buyer-agent commission (often 2–3%). You can negotiate this.
Can I use a title company instead of an attorney?
In Georgia, closings are handled by attorneys.
What if the inspection finds issues?
Negotiate a credit at closing rather than scrambling for repairs—cleaner and faster.
How fast can I close with a cash buyer?
Often 7–14 days, once title is clear and payoffs are confirmed.
Want options (FSBO vs. direct cash) without pressure?
We’ll walk you through both paths and run your numbers side-by-side so you can choose the smartest route for your situation.
Call or text Middle Georgia Cash Homes LLC at 478-216-1795 .