You found the house.
You wrote the offer.
The seller accepted.
🎉 You’re officially Under Contract in Georgia.
Now what?
This is the part HGTV skips.
And this is also where deals fall apart if you don’t have the right strategy and guidance.
So let’s walk through what really happens after you go under contract in Georgia — in plain English.
Because this part matters.
Step 1: Earnest Money Is Deposited
In Georgia, once you’re under contract, your earnest money must be delivered to the closing attorney or broker holding escrow.
This shows the seller you’re serious.
Think of it as a good faith deposit — not extra money. It goes toward your purchase at closing.
⚠️ Important: In Georgia, earnest money protection is tied directly to your due diligence period (more on that next). Timing matters.
Step 2: The Due Diligence Period (This Is HUGE in Georgia)
One of the most important parts of a Georgia real estate contract is the Due Diligence Period.
This is your window to:
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Schedule a home inspection
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Inspect roof, HVAC, plumbing, electrical
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Review HOA documents (if applicable)
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Get contractor quotes if needed
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Evaluate the property fully
During this time, you can terminate the contract for any reason and get your earnest money back.
After due diligence ends?
Your earnest money is at risk.
That’s why strategy matters. Not panic. Not emotion. Strategy.
I always tell my buyers:
We are not looking for a perfect house.
We are looking for a house that makes sense.
Step 3: Home Inspection & Negotiations
Your home inspection typically happens within the first week under contract.
The inspector will go through everything — foundation to roof.
Then we review the report together. Not with fear. With logic.
In Georgia, repair negotiations happen during due diligence.
You can:
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Request repairs
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Request a price reduction
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Request closing costs
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Or accept the home as-is
This is where having an experienced Georgia listing agent or buyer’s agent makes all the difference. Negotiation is an art — not emotion.
Step 4: The Appraisal Process
If you’re financing, your lender will order an appraisal.
The appraisal protects the lender by confirming the home’s value.
If it appraises at or above purchase price → great.
If it comes in low → we negotiate.
This is where knowing your local Georgia home values and market trends matters.
Step 5: Loan Underwriting
Now your lender goes deep into documentation:
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Income verification
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Bank statements
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Credit review
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Employment confirmation
Please do not:
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Change jobs
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Buy a car
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Open new credit cards
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Make large unexplained deposits
Yes. It matters.
Underwriting is normal. Silence does not mean problems. It just means processing.
Step 6: Clear to Close
Once underwriting approves everything, you receive the best words in real estate:
Clear to Close.
Now the closing attorney prepares documents, and you’ll receive your Closing Disclosure at least three days before closing (required by law).
In Georgia, real estate closings are typically handled by a real estate attorney.
Step 7: Final Walkthrough
Usually 24–48 hours before closing.
We confirm:
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Repairs were completed (if negotiated)
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The property condition hasn’t changed
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The home is vacant (unless otherwise agreed)
This is not another inspection — it’s confirmation.
Step 8: Closing Day in Georgia
You’ll sign documents at the closing attorney’s office.
Bring:
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Valid ID
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Certified funds or wire (confirmed directly with attorney)
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Patience (there are lots of signatures)
Then…
You get the keys.
And just like that — you’re a homeowner.
Why Going Under Contract Isn’t the Finish Line
It’s actually the most critical part of the entire Georgia home buying process.
Most contracts that fall apart?
They fall apart during:
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Due diligence
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Financing
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Appraisal issues
Which is why experience, calm communication, and timing are everything.
For Sellers: What Happens When Your Home Goes Under Contract?
If you’re selling in Georgia, once you go under contract you’ll:
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Wait through the buyer’s due diligence period
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Respond to repair requests
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Monitor appraisal
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Prepare for move-out
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Coordinate with the closing attorney
Sellers don’t get to relax until due diligence ends.
That’s the turning point.
My Advice (From Someone Who’s Done This A LOT)
Going under contract is exciting.
But staying under contract?
That’s where professionalism matters.
I don’t disappear after the contract is signed.
I walk my clients step-by-step through:
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Inspection strategy
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Negotiation positioning
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Appraisal protection
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Timeline management
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Closing prep
Because this isn’t just paperwork.
It’s your money.
Your future.
Your peace of mind.
And around here?
I treat my people like family.
Thinking About Buying or Selling in Georgia?
If you’re wondering what the Georgia real estate contract process looks like for your specific situation — let’s talk before you jump in.
A smart plan before you write the offer changes everything.
Lisa
Where Real Estate ROCKS and Dreams Find a Home! 🎸🏡
