Buying a home in Metro Atlanta takes more than a down payment. Closing costs in Georgia run 2% to 5% of the purchase price on top of what you put down, and most buyers don't plan for the full cash-to-close number until they're too close to the finish line. I work with buyers across Metro Atlanta at every price point, and this is the breakdown I give clients before we ever look at a house: loan types and what they require, what closing costs actually include in Georgia, and what Georgia Dream and Invest Atlanta programs cover. This is what you need to know.

"BeltLine adjacent" and "BeltLine access" are not the same thing — and the gap between them can mean the difference between stepping onto an active trail in two minutes and waiting two more years for a construction timeline that may shift again. Nearly a decade showing intown Atlanta properties means I've had this conversation too many times after buyers already fell in love with a house. Here's the framework you need to evaluate any BeltLine claim on a listing before you make an offer. Here's what you need to know.