What are the steps to selling a home in Metro Atlanta from start to closing?
Quick Answer
Selling a home in Metro Atlanta involves eight key steps. The process typically takes 60 to 90 days from start to closing. Well-priced homes in competitive neighborhoods like Edgewood or Alpharetta can sell in 30 to 45 days.
The eight steps are: choosing an agent and getting a pricing consultation, preparing and staging your home, listing and marketing, reviewing and negotiating offers, navigating inspection and appraisal, addressing repair negotiations, completing final walk-through, and closing.
Your pricing strategy determines how quickly you sell. Proper preparation directly impacts your final sale price. Well-staged homes in Metro Atlanta typically sell 15 to 20 days faster than unprepared homes.
Metro Atlanta Home Selling Facts
Metro Atlanta homes take 60 to 90 days to sell on average
Well-priced homes in Edgewood and Alpharetta sell in 30 to 45 days
Sellers pay 6 to 8 percent in closing costs on average
Agent commissions typically account for 5 to 6 percent of the sale price
On a $500,000 sale, total closing costs average $30,000 to $40,000
The first two weeks on market generate the most buyer interest
Fresh paint returns $5,000 to $10,000 in perceived value for a $1,500 investment
Professional staging increases offer prices by 3 to 5 percent
Most Metro Atlanta buyers expect move-in ready condition
Homes priced within 3 percent of market value sell 40 percent faster
Overview: The Metro Atlanta Home Selling Timeline
Total Timeline: 60-90 days on average from initial consultation to closing
Faster Timeline: 30-45 days for well-priced homes in competitive markets
Slower Timeline: 90-120+ days for overpriced homes or those needing significant repairs
Key Phases:
Pre-Listing (Weeks 1-3): Agent selection, pricing strategy, home preparation
Active Marketing (Weeks 4-6): Listing goes live, showings, open houses, offers
Under Contract (Weeks 7-10): Inspection, appraisal, negotiations, repairs
Closing Prep (Weeks 11-12): Final walk-through, document signing, transfer
[Source: Atlanta MLS average days on market, January 2026]
Step 1: Choose Your Agent and Get a Pricing Consultation
Timeline: Week 1
What Happens: You interview agents, select who you'll work with, and get a comprehensive market analysis (CMA) for your home.
What You Should Do:
Interview 2-3 agents who specialize in your neighborhood (not just whoever sent you a postcard)
Ask specific questions: How many homes have you sold in my neighborhood? What's your average days on market? What's your marketing strategy?
Request a detailed CMA: This should include recent sales in your subdivision, active competition, and a recommended listing price with rationale
Understand the agent's commission structure and services: What do you get for the commission you're paying?
Red Flags to Avoid:
Agents who quote you the highest price just to win your listing (they'll push for reductions later)
Agents who don't know your neighborhood or school district
Agents who can't explain their marketing strategy beyond "I'll put it on MLS"
What I Do Differently:
I don't just pull comps and give you a number. I walk through your home, assess condition and updates, review current competition, analyze buyer demand in your school cluster or neighborhood, and then recommend a strategic pricing range based on how quickly you want to sell and how much negotiation room you want. I also explain exactly what I'll do to market your home—professional photography, targeted digital ads, social media campaigns, email blasts to my network, and more.
Outcome: You've selected your agent and have a clear pricing strategy.
Step 2: Prepare and Stage Your Home
Timeline: Weeks 1-3
What Happens: You make necessary repairs, updates, and staging decisions to maximize your home's appeal and value.
What You Should Do:
Handle critical repairs: HVAC issues, roof leaks, plumbing problems, electrical issues—buyers will find these during inspection, so handle them upfront
Make strategic updates: Fresh paint (neutral colors), new carpet or refinished floors, updated light fixtures, landscaping, deep cleaning
Declutter and depersonalize: Remove family photos, excess furniture, personal collections—buyers need to envision themselves in the space
Stage (or hire a stager): Arrange furniture to showcase flow, add neutral decor, maximize natural light
Boost curb appeal: Fresh mulch, trimmed bushes, power-washed driveway, new house numbers, clean gutters
What's Worth the Investment:
Fresh paint: $1,500-$3,000 → typically returns $5,000-$10,000 in perceived value
Professional cleaning: $200-$400 → non-negotiable
Landscaping refresh: $500-$1,500 → critical first impression
Minor updates (light fixtures, cabinet hardware): $300-$800 → modernizes the home without major cost
What's Usually NOT Worth It:
Full kitchen remodel: Rarely recoups cost unless your kitchen is severely outdated
Adding square footage or major structural changes: Too expensive and time-consuming
High-end custom finishes: You won't get premium pricing unless you're already in the luxury market
Real Example:
Last year, I worked with a seller in Kirkwood whose home had original 1995 oak cabinets and brass fixtures. Instead of a $30K kitchen remodel, we painted the cabinets white ($1,200), updated hardware and light fixtures ($600), added a subway tile backsplash ($800), and staged with modern decor. Total investment: $2,600. The home appraised $18K higher than comparable homes with outdated kitchens.
Outcome: Your home is clean, updated, and shows beautifully.
Step 3: Professional Photography, Listing, and Marketing
Timeline: Week 3-4
What Happens: Your agent schedules professional photos, writes the listing description, uploads to MLS, and launches marketing campaigns.
What Happens Behind the Scenes:
Professional photography: Scheduled during optimal lighting (usually late morning)
Listing description written: Highlighting key features, updates, neighborhood amenities, school clusters
MLS upload: Your home goes live on MLS, which syndicates to Zillow, Realtor.com, Redfin, and 100+ sites
Marketing launch: Social media posts, email blasts to agent network, paid digital ads targeting buyers searching in your area
Yard sign and lockbox installed: For drive-by traffic and agent showings
What You Should Expect:
Professional photos: 25-40 high-quality images showcasing every room, exterior, and key features
Virtual tour or video walkthrough: Especially important for out-of-state buyers
Listing description that sells: Not just "3 bed, 2 bath" but lifestyle-focused copy that highlights what makes your home special
Multi-platform marketing: Your home should appear on social media, email campaigns, and targeted digital ads—not just MLS
Timeline for First Showings:
Once your listing goes live, expect showings to start within 24-48 hours. The first weekend is critical—this is when you'll see the highest showing activity.
Outcome: Your home is live on the market and generating buyer interest.
Step 4: Showings, Open Houses, and Offer Review
Timeline: Weeks 4-6 (sometimes faster)
What Happens: Buyers tour your home, and you start receiving offers.
During the Showing Period:
Keep your home show-ready: Beds made, dishes put away, pets removed, lights on, temperature comfortable (68-72°F)
Be flexible with showing requests: The more accessible your home is, the more showings you'll get
Leave during showings: Buyers need to tour without feeling awkward
Review showing feedback: Your agent will get feedback from buyer agents—use this to adjust if needed
When Offers Start Coming In:
Expect offers within 7-14 days if priced correctly (sometimes within 48 hours in competitive neighborhoods)
Review each offer carefully: Don't just look at price—evaluate contingencies, closing timeline, earnest money deposit, buyer financing strength
Your agent will present each offer with recommendations: We'll discuss pros/cons of each and strategize your response
Negotiation Strategies:
Multiple offers: Leverage competition to get best price and terms; consider setting a "highest and best" deadline
Single offer: Evaluate if it's fair market value or if you should counter
Low offers: Don't get emotional—counter strategically or decline and wait for better offers
Real Example:
I had a listing in Edgewood that received three offers in the first weekend. Offer #1: $585K, all cash, 21-day close. Offer #2: $595K, conventional financing, 45-day close, inspection contingency. Offer #3: $590K, FHA financing, 60-day close, asking for $5K closing costs. We went with Offer #1 even though it wasn't the highest price—cash and quick close meant less risk and faster timeline. Seller netted more because of saved carrying costs.
Outcome: You've accepted an offer and are officially "under contract."
Step 5: Inspection and Appraisal Period
Timeline: Weeks 7-9
What Happens: The buyer conducts a home inspection and their lender orders an appraisal. This is the most stressful part for most sellers.
The Home Inspection (Usually Day 10-14 After Contract):
Buyer hires a licensed inspector to examine the home's condition (structure, roof, HVAC, plumbing, electrical, etc.)
Inspection takes 2-4 hours: You should not be present
Inspector provides a detailed report: Expect 20-50 items flagged (most are minor)
Buyer can request repairs, credits, or walk away (if they have an inspection contingency)
How to Handle Inspection Requests:
Expect some requests: Even well-maintained homes will have findings
Major issues (roof, HVAC, foundation): Negotiate repairs or credits
Minor issues (leaky faucets, outlet covers): Decide if you'll handle or offer small credit
Cosmetic issues (paint touch-ups, landscaping): Usually decline—these are buyer preferences, not defects
The Appraisal (Usually Day 15-21 After Contract):
Buyer's lender orders an appraisal to confirm the home is worth the purchase price
Appraiser visits the home: Takes photos, measures square footage, reviews condition
Appraisal report compares your home to recent sales: If it appraises at or above contract price, you're good. If it appraises low, you have a problem.
What Happens If Appraisal Comes in Low:
Option 1: Buyer brings more cash to closing to cover the gap
Option 2: You reduce the price to the appraised value
Option 3: You meet in the middle—split the difference
Option 4: Contract terminates and you relist
Real Example:
Last fall, I had a seller whose home was under contract at $625K in Milton. Appraisal came in at $610K. Buyer could only bring an additional $5K cash. We negotiated: seller reduced price by $10K to $615K, and everyone moved forward. Better to close with a small reduction than start over.
Outcome: Inspection and appraisal are complete, and any negotiations are resolved.
Step 6: Address Repairs and Final Negotiations
Timeline: Week 9
What Happens: You complete any agreed-upon repairs and provide documentation to the buyer.
What You Should Do:
Hire licensed contractors for major repairs: Buyer's lender may require receipts and proof of work
Provide repair receipts to buyer's agent: Documentation is critical
Don't cut corners: If you agreed to fix something, do it right—buyer will verify at final walk-through
Common Repair Requests:
HVAC servicing or replacement
Roof repairs or replacement
Plumbing leaks
Electrical issues (outlets, panel upgrades)
Termite treatment or damage repair
Outcome: All agreed-upon repairs are completed and documented.
Step 7: Final Walk-Through and Closing Preparations
Timeline: Week 11-12 (24-48 hours before closing)
What Happens: Buyer does a final walk-through to verify the home's condition and that all repairs were completed.
What You Should Do Before Final Walk-Through:
Deep clean the home: Leave it spotless
Complete all agreed-upon repairs: Buyer will verify
Remove all personal belongings: Unless items were included in the sale (e.g., appliances, fixtures)
Turn on all utilities: Buyer will test everything
Leave garage door openers, keys, manuals: Have these ready for closing
What Buyer is Checking:
All repairs completed as agreed
No new damage since inspection
All fixtures and appliances included in sale are present
Home is in "broom-clean" condition
Outcome: Final walk-through is approved, and you're cleared to close.
Step 8: Closing Day
Timeline: Week 12 (or sooner)
What Happens: You sign paperwork, transfer ownership, and get paid.
What Happens at Closing:
You'll sign the deed and closing documents (usually takes 30-60 minutes)
Buyer signs their loan documents and wires funds
Title company disburses funds: Pays off your mortgage, pays agent commissions, pays closing costs, and wires you the net proceeds
Ownership transfers: Buyer officially owns the home
What You'll Receive:
Net proceeds wired to your account (usually same day or next business day)
Final closing statement (HUD-1 or Closing Disclosure): Shows all debits and credits
Copy of signed deed and documents
What You Need to Bring to Closing:
Government-issued ID
Keys, garage openers, mailbox keys
Any outstanding bills for utilities, HOA, property taxes (these will be prorated)
Outcome: You've sold your home and received your proceeds. Congratulations!
Common Metro Atlanta Seller Mistakes to Avoid
Mistake #1: Overpricing Your Home
This kills momentum. The first two weeks on the market are critical. Overprice and you'll sit, accumulate carrying costs, and end up reducing price anyway.
Mistake #2: Skipping Pre-Listing Preparation
Homes that show poorly sell for less—even if they're priced well. Invest in paint, cleaning, and staging.
Mistake #3: Being Difficult with Showings
"I can only do showings on Tuesdays between 2-4pm" = you'll get fewer showings and fewer offers.
Mistake #4: Getting Emotional During Negotiations
This is a business transaction. Don't take low offers personally. Counter strategically or decline and move on.
Mistake #5: Refusing Reasonable Inspection Requests
If your roof is 20 years old and inspector flags it, don't dig in your heels. Negotiate a credit or handle the repair. Walking away from a deal over $2,000 costs you more in the long run.
Mistake #6: Not Disclosing Known Issues
Georgia requires sellers to disclose known material defects. Hiding issues can lead to lawsuits after closing.
Frequently Asked Questions
Q: How long does it take to sell a home in Metro Atlanta?
A: On average, 60-90 days from listing to closing. Well-priced homes in competitive areas (Edgewood, Kirkwood, Alpharetta, Buckhead) can go under contract in 7-21 days, then close 30-45 days later. Overpriced homes can sit 90+ days.
Q: What are the typical closing costs for sellers in Metro Atlanta?
A: Expect to pay 6-8% of the sale price in closing costs, including agent commissions (5-6%), title fees, attorney fees, transfer taxes, and prorated property taxes. On a $500K sale, you'd pay approximately $30K-$40K in total costs.
Q: Do I need to make repairs before listing?
A: It depends. Major issues (roof, HVAC, foundation) should be addressed or priced into your listing. Cosmetic updates (paint, flooring, fixtures) can increase value and speed up the sale. I'll walk through your home and recommend which repairs/updates make financial sense.
Q: Can I sell my home as-is?
A: Yes, but you'll need to price accordingly. "As-is" homes typically sell for 10-20% below market value for comparable updated homes. Buyers factor in renovation costs and risk.
Q: What happens if the appraisal comes in low?
A: You have options: (1) reduce the price to the appraised value, (2) buyer brings more cash, (3) split the difference, or (4) terminate the contract and relist. We'll negotiate the best solution based on your situation.
Q: How do I handle multiple offers?
A: Review each offer's price, contingencies, financing strength, and closing timeline. Sometimes the highest price isn't the best offer (e.g., cash with quick close vs. FHA with longer timeline). I'll help you evaluate and set a "highest and best" deadline to maximize competition.
Q: Do I have to fix everything the inspector finds?
A: No. Inspection reports flag 20-50 items. You're only required to fix items you agreed to in the contract or items the buyer reasonably requests. We'll negotiate which repairs you'll handle, which you'll credit, and which you'll decline.
Q: When do I get my money after closing?
A: Net proceeds are typically wired to your account the same day or next business day after closing.
Ready to Start the Process?
Selling a home in Metro Atlanta doesn't have to be stressful. With the right agent, clear pricing strategy, and proper preparation, you can navigate the process smoothly and walk away with top dollar.
If you're ready to sell—or even just exploring your options—let's talk. I'll walk through your home, assess current market conditions in your neighborhood, and create a customized selling strategy designed to get you the best outcome.
No pressure, no obligation—just honest, data-backed guidance from someone who's done this dozens of times.
Contact Kristen Johnson Real Estate
📧 info@kristenjohnsonrealestate.com
📞 (404) 790-0080
🌐 www.kristenjohnsonrealestate.com