Do you know what it actually costs to sell a house in Georgia? Most owners only think about the agent commission—but that’s just one line item. Between pre-list prep, holding costs while you wait for a buyer, and the back-end fees due at closing, the total can surprise you. Below is a clear, up-to-date breakdown of what to expect whether you list on the MLS with an agent, try FSBO, or sell directly to a professional buyer like Middle Georgia Cash Homes. Use this to compare all your options before you sign a listing agreement or spend a dollar on upgrades.
The True Costs of Listing With an Agent
1) Agent commissions (usually ~6%)
In a traditional sale you’ll typically pay a listing agent and a buyer’s agent—together around 5–6% of the final price (still negotiable, but this is the norm). Some brokerages also pass along “broker/admin” fees ($200–$600+). Always ask what’s included.
2) Pre-list prep & repairs
Even “move-in ready” houses need touch-ups to compete online—paint, caulk, landscaping, minor handyman work. Many sellers also do bigger make-ready items after a pre-inspection (roof tune-up, HVAC service, flooring). It’s common to spend $1,000–$5,000+ before you ever hit the market.
3) Cleaning, staging & photography
Deep clean ($200–$500), window washing, decluttering (sometimes storage), pro photos ($150–$300), and optional staging (from a few hundred for light staging to $1,500+ for occupied homes). In 2025, high-quality media is table stakes if you want top-tier buyer traffic.
4) Marketing extras
Your agent may include MLS exposure and basic marketing, but premium placement, video, floor plans, or drone shots can be extra. Clarify up front what your package includes.
5) Buyer negotiations after inspections
Most offers have inspection contingencies. Expect a second round of asks—repairs, credits, or price reductions—once the buyer’s report hits. Plan a 10% cushion on your repair budget to cover surprises.
6) Holding costs while you wait
Every month you’re listed you’re paying the mortgage, taxes, insurance, utilities, lawn care, pool service, HOA dues, and routine maintenance. Even if vacant, utilities must stay on for showings and inspections.
7) Closing costs (seller side)
Budget ~1–3% for your share of title/closing fees, prorated taxes/HOA, and local charges. In Georgia, closings are handled by a real-estate attorney (not an escrow company). It’s common (but negotiable) for the seller to cover the state real estate transfer tax (often calculated around $1 per $1,000 of consideration). Buyers typically pay the intangible recording tax when they take out a new loan. Practices vary by county—your attorney will spell out the split on your closing disclosure.
Georgia-specific notes to keep in mind
- Termite “Wood Infestation Report” (a.k.a. termite letter) is frequently requested; who pays is negotiable.
- HOA “resale package/clearance letter” and move-out fees can run $100–$500+.
- Property taxes are prorated to the day of closing (billed on a county schedule; your credit/debit is reconciled on the settlement statement).
What FSBO (For Sale By Owner) Really Costs
Yes, you can avoid the listing commission, but FSBO sellers often end up:
- Paying a buyer-agent commission (commonly 2–3%) to attract agent-represented buyers.
- Covering all marketing (pro photos, signs, online placements, showings, open houses).
- Investing a lot of personal time handling inquiries, screening, contracts, disclosures, timelines, and compliance.
FSBO can work if you’re experienced, priced perfectly, and available—but it’s not “free.”
A Direct Sale: The Cost-Controlled Alternative
When you sell directly to Middle Georgia Cash Homes, you can skip repairs, showings, media, and months of holding costs. We buy as-is, on your timeline, with no commissions and no closing costs to you. That certainty (and speed) is why many Georgia owners pick a direct sale—especially if the house needs work or you want a clean, quick exit.
A Simple Numbers Snapshot
Here’s a neutral, illustrative example so you can see how line items add up:
- Hypothetical list price: $275,000
- 6% commissions: $16,500
- ~2% seller closing costs: $5,500
- Pre-list repairs & touch-ups: $3,500
- Cleaning/staging/photos: $1,200
- Holding costs @ ~$2,200/mo (mortgage, taxes, insurance, utilities, lawn) for 3 months: $6,600
Estimated total selling costs: $33,300
Estimated net before mortgage payoff: $241,700
Compare that with a real, all-cash, no-fee direct offer of, say, $262,000 from Middle Georgia Cash Homes. With no repairs, fees, or holding costs, your net in hand could be about $20,300 more than the traditional route in this scenario—plus you close in days, not months.
(Your numbers will vary. We’re happy to run a side-by-side for your exact property.)
Quick Seller Checklist (So You’re Not Surprised)
- Get all fees in writing from your agent (commission, admin, media, staging).
- Ask your agent or attorney for a good-faith closing estimate (with Georgia transfer tax, prorations, HOA, attorney fee).
- Price in two rounds of repairs (pre-list + post-inspection).
- Tally monthly holding costs and multiply by a realistic days-on-market.
- Get a no-obligation direct offer from Middle Georgia Cash Homes to compare apples-to-apples.
Bottom Line
Selling your Georgia home doesn’t have to be unpredictable or expensive. If you want maximum exposure and are willing to invest in prep and time, listing can still work great. If you want speed, certainty, and cost control, a direct sale to Middle Georgia Cash Homes can be the smarter financial decision—especially for properties that need work or when timing matters.
Want a transparent breakdown for your house? Call us at 478-216-1795 . We’ll price both paths (traditional vs. direct) side-by-side so you can choose the best fit—no pressure, no fees, no obligation.