How to Sell a House Without a Realtor in Georgia

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  Written by Jon Stubbs

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  Edited by Lindsay Stefan

Should I sell without a realtor? | Cost of selling FSBO | How to sell without a realtor | FSBO paperwork | Best alternative: discount realtors  | FAQs

Selling your home without a realtor means you won’t have to pay a listing commission, which in Georgia averages 2.9% of the sale price. Considering a typical Georgia house is worth about $302,000, that’s a savings of $8,667.

However, trying to sell a home For Sale by Owner (FSBO) can be tough. You’ll be responsible for every step of the selling process, which can take up a lot of your time and energy. 

In the end, selling a house without a real estate agent isn’t worth it for most homeowners in Georgia. Many sellers don’t even realize that there are low commission real estate companies that offer professional assistance at reduced prices. 

If you’re considering selling a house without a realtor in Georgia, read on to find out everything you need to know to do it successfully.

Should I sell my house without a realtor?

Selling a house for sale by owner in Georgia comes with many pros and cons. While it’s not recommended for everyone, FSBO can help experienced home sellers save on commission—but only if they know what they’re doing. 

✅Selling your home without a realtor might be right for you if…

• You want to save on commission
• You have plenty of time to take on the responsibilities of a real estate agent
• You already have a buyer lined up 
• You’re in a hot seller’s market and you have a desirable home

🚫 Selling without a realtor might not be right for you if…

• You don’t have a lot of free time
• You’ve never sold a home in Georgia
• You want to sell for market value – or higher

If you’re still not sure, check out our thorough guide to selling FSBO to help you decide. If you’re open to other options, some low-commission real estate companies, like Clever Real Estate, allow you to work with a top local real estate agent at half the typical cost.

Cost of selling a house without a realtor in Georgia

Below, you’ll find a list of prices for common services you might want to consider if you decide to sell without a realtor. However, know that if your home is in need of repairs or is in a buyer’s market, you might need to spend a lot more to prep and market your property.

💸 Common costs for FSBO sellers

Appraisal	$290 to $365	To price your home more accurately
Photography	$136	To compete with homes listed by agents
Staging	$1,532	To stand out to local buyers
Real estate attorney	$150 to $243 per hour	To assist with paperwork, contracts, and legal requirements
Flat fee MLS listing	$100 to $300	To get listed on the MLS
Buyer’s agent commission	2.9% of sale price	To compensate the agent that represents the buyer (the seller usually pays)
Transfer tax	$1 for every $1,000 of sale price	To pay the state of Georgia for the title transfer

On average, it costs 7.5% of the home price to sell by owner and about 10% of the home price to sell with a real estate agent. However, the amount you’ll actually save will depend on repairs you need to make, concessions, and other expenses.

Use our calculator to get an idea of how much you can expect to spend if you sell without a realtor.

If you’re considering selling without a realtor in Georgia, check out our friends at Clever Real Estate. Clever eliminates all the hassles and headaches of FSBO while helping you pay less than you would for a traditional realtor.

In Georgia, sellers pay an average of 2.9% to a listing agent. Considering the median home value in Georgia is $302,000, that amounts to $8,667. But with Clever, you can sell with a top local agent for just 1.5%, letting you keep more of your home’s equity in your pocket.

7 steps to sell a home in Georgia without a realtor

Selling a home without a realtor involves many of the same steps as selling with one, except you’re on your own. To learn more about the basic steps to sell, read our simple, 9-step guide to selling a house in Georgia. 

For Georgia FSBO sellers, here’s what you need to know.

1. Get your home ready to sell

Maximize your home’s appeal before you list with these suggestions:

• Apply a fresh coat of paint to the interior and exterior of your home as needed. Paint is relatively inexpensive but super effective at refreshing the look your home.
• Freshen up your landscaping, with a focus on beautiful Georgia natives like Crossvine, the American beautyberry, and Scarlet buckeye. 
• Take care of small repairs yourself. Even small things like holes in the wall and broken doorknobs can make buyers concerned.
• Tackle expensive repairs that might deter your sale, like a new boiler or roof. These items might be expensive, but any major, necessary repairs will drive away many potential buyers. 
• Deep clean and declutter your home. Experts suggest removing half your furniture to make your space seem larger. 

If you aren’t happy with how your remaining furniture looks, consider hiring a professional home staging service to bring in new furniture and decor. In Georgia, staging will cost you an average of $1,529.

Finally, take your listing photos. If your smartphone camera isn’t doing your home justice, hire a professional. In Georgia, professional real estate photos will cost $140 on average.

If your home needs too much work to sell to a typical buyer, you might consider selling to a cash buyer. You can quickly compare cash buyer offers against your home’s value on the open market with Clever Offers. Try it for free with no obligation.

2. Price your home accurately

For people wondering how to sell a house by owner in Georgia, one of the biggest initial obstacles is setting a list price. Price your home too low and you’ll leave a lot of money on the table — and some buyers may even assume it has hidden problems. Price your home too high and you’ll limit the number of offers you receive.

To discover your FSBO Georgia home’s ideal list price, we recommend the following options:

Get a comparative market analysis (CMA)

A comparative market analysis (CMA) uses data from recent sales of similar properties to produce an up-to-the-minute price for your home. 

You can get a CMA from a realtor (often for free if you consider working with them), a flat fee MLS company (you may have to pay extra), or you can create your own using public data. If you create your own, do your best to stay objective and use homes that closely resemble yours.

Hire an appraiser 

Professional licensed appraisers conduct home appraisals and produce detailed reports on your home’s value. When you order an appraisal, the appraiser will come to your home and evaluate its size, condition, amenities, neighborhood, and more. Since it requires an in-person visit, an appraisal is more comprehensive than a CMA and is trusted by banks and lenders.

In Georgia, the average cost of a home appraisal is $300 to $435. 

» LEARN: Should I get an appraisal before selling?

3. List and market your home

First, review Georgia’s laws on real estate ads to make sure you’re compliant while advertising your listing.

Next, list your house on free FSBO-friendly sites like:

• ForSaleByOwner.com
• Zillow’s and Trulia’s FSBO section
• Facebook Marketplace
• Craigslist

Use free, high-visibility social media platforms like Instagram, Facebook, and Nextdoor to get the word out. Don’t forget the power of word of mouth: tell family, friends, and coworkers about your listing. Many homes for sale by owner in Georgia have found a buyer through these methods.

A simple FSBO yard sign can be an incredibly effective marketing tool, but it’s important to check your county’s laws about temporary for sale signs before placing one in your yard. 

In 2009, the Georgia Municipal Association suggested enacting the same sign regulations for the whole state. However, most counties chose to keep their own unique rules, meaning you’ll need to check with your local area for specific regulations before you put up a sign.

If you want maximum exposure, think about working with a Georgia flat fee MLS company.

Georgia flat fee MLS companies

The multiple listing service (MLS) is the main directory of home listings, but only agents and brokers can post a listing there. 

Flat fee MLS companies, which are run by an eligible agent or broker, will get your home onto the local MLS for a small fee. Homes on the MLS are automatically populated onto popular real estate sites like Redfin, Trulia, and Zillow, hugely increasing a home’s discoverability. 

In Georgia, using a flat fee MLS service will cost you about $80 to $1,000. Our top picks for flat fee MLS companies in Georgia are:

🥇 List with Freedom: Best for experienced sellers
🥈 Georgia Listing Express: Best for listing quickly
🥉 XFlatFeeMLS: Best for rock bottom prices

Read our in-depth guide to Georgia’s flat fee MLS companies to decide which one works best for you.

Required Georgia Seller Disclosures

Georgia is a “buyer beware” state, so buyers must do their due diligence before purchasing a home. However, sellers are still expected to disclose known material defects of the property, such as a leaky roof or cracks in the foundation.

Since you’ll already have to inform buyers of known material defects, you can simplify things and increase buyer confidence by completing an optional Georgia disclosure form. The form addresses several aspects of your home, such as:

• Environmental hazards, such as radon or asbestos
• Flood damage or water leaks
• Heating, cooling, and electrical systems
• History of pest infestations
• Litigation and insurance information
• Roof and gutters
• Sewer and plumbing systems
• Structural components

The disclosure statement also has a checklist to help you keep track of major fixtures that will be staying in the property after closing. Simply mark any items the buyer can expect to receive along with your home, such as appliances, home decorations, or outdoor features like swing sets or birdhouses.

You should also provide the Federal forms for disclosure of lead-based paint in homes built before 1978 and flood risk disclosures. 

Make these disclosures available to buyers by attaching them to your listing, distributing hard copies at showings, and sending digital copies to buyers and their agents.

4. Manage showings on your own

Managing showings and open houses is time-consuming. Make the process easier by coming up with a system that works for you.

Use a free calendar tool that tracks your appointments and buyer contact information. If you hire a flat fee MLS company, it may provide you with an app for handling this.

Here’s our best advice on showings:

• Schedule showings back to back. It’s more efficient for you, and buyers will sense the competition as they see others coming and going, encouraging fast and stronger offers.
• Leave the house during showings. Your presence may inhibit buyers or make them uncomfortable. If you must be there, don’t hover; give them breathing room
• Install a lockbox on your door. It allows secure access to a key to your home for buyers and their agents. You can find one at your local hardware store fo around $20.

Provide documents listing your contact info and the house’s details. Enclose completed disclosure forms, and place the packets in a highly visible spot like the kitchen counter.

Interested buyers will have questions at the end of their showings, so be ready to respond quickly.

5. Review and negotiate offers

You’ll receive offers from buyers in the form of a purchase and sale agreement, which details all terms of the offer. Fully and carefully read each offer. If you have any questions or concerns, clear them up with the buyer’s agent before you sign.

While evaluating each offer, ask yourself:

• Is it a cash offer or a financed offer? Cash offers come with less risk and can move faster, since there’s no loan approval necessary
• Does the offer contain any buyer contingencies? Contingencies can create more opportunities for the buyer to back out.
• Is the buyer asking for repair credits? You can accept these, ask to do the repairs yourself, or negotiate the amount. (You could also consider selling a house as is in Georgia.)

Use these negotiation strategies to get the best deal possible. When you’re ready to respond, you can accept the offer by signing it, or submit a counteroffer by amending the sale agreement and sending it back. If you don’t respond by the date listed in the offer, the buyer considers it rejected.

While Georgia law requires a real estate attorney to conduct several closing activities, they’re typically hired by the buyer. However, FSBO sellers in Georgia should consider hiring their own counsel as well to minimize legal risks (especially in the absence of a real estate agent). 

6. Allow the buyer to conduct due diligence

The due diligence period begins after both parties sign the purchase agreement and must finish before the final closing of the sale. In Georgia, the due diligence period does NOT include weekends and holidays.

During this period, the buyer and their lender (if they’re using one) will execute the:

• Home inspection
• Home appraisal
• Property title search
• Mortgage underwriting
• Final walkthrough

Depending on the results, the buyer may want to either negotiate the agreement, trigger a contingency to back out of the deal, or proceed to closing. If you want to back out of the deal but don’t have a contingency to use, talk to an attorney.

Once everything’s settled, both parties can move on to closing.

7. Close

The closing date is listed in the purchase agreement. 

You’ll receive the closing statement a few days before closing, which lays out exactly who pays what charges, so there shouldn’t be any major surprises at the closing itself.

In Georgia, closing appointments are handled by the buyer’s appointed real estate attorney. You’ll sign all the necessary legal and financial paperwork, and transfer ownership to the buyer by signing over the deed. 

You can expect to receive proceeds from your sale on the day of closing.

For sale by owner paperwork in Georgia

Here’s a list of the Georgia paperwork you’ll need to sell your home without a realtor.

• Seller Disclosure Form (optional)
• Lead-Based Paint Disclosure
• Flood Risk Disclosure

Not finding what you’re looking for? Check out our comprehensive list of paperwork for selling your house without a realtor.

Best alternative: work with a discount broker

For many people, trying to sell without an agent isn’t worth the hassle. If you think you’ll need some help along the way, a discount broker is a good alternative.

Discount brokers are full-service real estate agents who are willing to work for a reduced commission rate. Sellers can save thousands while still receiving assistance from an expert local agent.

» READ: The Best Discount Real Estate Brokers in Atlanta

For discount broker services, we highly recommend our friends at Clever! Clever pre-negotiates with top agents to offer you low commission rates without compromising on service quality.

Related links

Still wondering if selling without a realtor is the right move for you? Check out these resources for more information:

Average Real Estate Commission in Georgia: What’s Fair in 2022?: Even if you choose to sell FSBO, you should still offer commission to the buyer’s agent. Find out how much realtors expect to earn on a sale and what you can do to negotiate a fair price!

Top 5 We Buy Houses Companies in Georgia REVEALED: If you need to sell your property as quickly as possible, a We Buy Houses company could be the solution you’ve been looking for. Discover which companies will offer you the best deal for your Georgia property here.

How to Sell Your House – The Ultimate Guide: Our guide breaks down the process of selling a house in 12 steps, to educate you on the process. We discuss how to find and choose a realtor, list your home for sale, review and negotiate offers, close, and calculate capital gains tax.