In Georgia, the due diligence period works differently than most states — and the two-check system trips up buyers constantly. You'll write a due diligence fee paid directly to the seller that's non-refundable from the moment you sign, plus separate earnest money held in escrow that you can recover if you terminate in time. Miss the deadline by a single day and your earnest money is at risk too. I work with buyers across Metro Atlanta and walk every client through this before they go under contract. Here's exactly how it works — and what you must do before the clock runs out.

Georgia's real estate contract has a few wrinkles buyers from other states don't expect — a negotiated due diligence period with a hard deadline, a closing attorney instead of a title company, and a due diligence fee that's nonrefundable even if you walk away. I work with buyers across Metro Atlanta and walk every client through this process before we write an offer. Financed closings take 30 to 45 days; you get keys on closing day. This is what happens after your offer is accepted in Atlanta. Here's what you need to know.