Georgia is a buyer-beware state — but that doesn't mean sellers can stay silent. Under O.C.G.A. § 44-1-16, sellers must disclose known material defects whether or not they use a formal form, and selling as-is doesn't change that. I work with buyers and sellers across Metro Atlanta, and this question comes up before almost every listing. Here's exactly what the law requires in 2026, including two new questions added to the GAR Seller's Property Disclosure Statement.

Selling a house in Georgia costs sellers between 8% and 10% of the sale price — not the 2% or 3% most people expect. On a $450,000 home, that's $36,000 to $45,000 coming out of your proceeds before your mortgage payoff is even touched. This post breaks down every cost Georgia sellers pay at closing: agent commissions (including what changed after the 2024 NAR settlement), the required closing attorney fee, Georgia's transfer tax, prorated property taxes, title insurance, and seller concessions. Plus a real net sheet example so you can see exactly what you'd walk away with. I put together personalized net sheets for every seller I work with — here's how the math actually works.

Two Atlanta homes on the same street can have completely different outcomes in 2026: one sells in three weeks, the other sits four months and takes two price cuts. The market did not treat them differently. The way they were brought to market did. With the metro now near a balanced 4-month supply and almost 40 percent of listings carrying price reductions, "days on market" has split into two groups, fast and stale, and the gap comes down to price, condition, and exposure. Nearly a decade helping buyers and sellers across Metro Atlanta means I can tell you which group your home will land in, and why. Here's what you need to know.

Luxury Real Estate Spotlight: Inside Dwight Howard’s $11.3M Atlanta Mansion

NBA star Dwight Howard’s 32,500 sq. ft. estate is the epitome of luxury living in Atlanta—featuring a basketball court, resort-style pool, home theater, and state-of-the-art kitchen. With Atlanta’s luxury market booming, what does this mean for high-end buyers and sellers? Explore the trends shaping the metro area's exclusive real estate scene and discover how you can find (or sell) your dream home.