Buying in Atlanta’s Intown neighborhoods moves quickly. If you are new to Georgia contracts or relocating, the steps can feel unfamiliar, especially the due diligence fee. In this guide, you will see a clear, step-by-step timeline tailored to Fulton County with typical timeframes, what you do at each stage, and smart ways to stay competitive. Let’s dive in.
The Atlanta timeline at a glance
- Initial consult and mortgage pre-approval: typically 1 to 7 days
- Home search and showings: 1 week to several months
- Offer prep and submission: 1 to 3 days after you decide
- Due diligence and inspections: commonly 7 to 14 days
- Appraisal and loan underwriting: about 2 to 4 weeks
- Closing Disclosure review: delivered at least 3 business days before closing
- Closing and settlement: plan for about 30 to 45 days from contract for financed purchases. Cash or streamlined deals may close in 7 to 14 days, while complex loans or title delays can extend to 60 days or more.
Step 1: Consult and pre-approval
Your first move is a buyer consultation and lender pre-approval. You will clarify needs, budget, and timing, then gather pay stubs, W‑2s, tax returns, and other documents for your lender. A strong pre-approval carries weight in competitive Intown neighborhoods.
Choose a lender who understands Fulton County property taxes and homestead exemptions. Ask about conventional, FHA, or VA options and any first-time buyer assistance that may apply. Pre-approval, not just pre-qualification, helps you move fast when the right home appears.
Step 2: Search Intown neighborhoods
You will tour homes and compare areas like Midtown, Inman Park, Virginia‑Highland, Old Fourth Ward, Grant Park, Cabbagetown, Buckhead, and East Atlanta Village. Focus on your must‑haves, commute patterns, condo or HOA rules, and nearby amenities.
Inventory can be tight in walkable Intown pockets, so be ready to act when a match hits the market. If you are relocating, virtual tours can help you narrow choices before you fly in.
Step 3: Write a competitive offer
Your agent prepares a written offer using standard Georgia Association of REALTORS forms. You will set price, closing date, earnest money, a due diligence fee and period, financing deadlines, and any requests for seller concessions.
- Due diligence fee: paid directly to the seller for the inspection period. It is typically nonrefundable if you cancel during that window.
- Earnest money: held in escrow per the contract and may be refundable based on contingencies and timing.
In many Intown deals, sellers expect a strong price, clear terms, and a reasonable due diligence window that is often on the shorter side. Set dates that your lender can meet.
Step 4: Due diligence and inspections
Once under contract, your due diligence period starts. You will schedule a general home inspection right away, plus any specialty checks your inspector recommends. Older Intown homes can raise questions about foundation, drainage, HVAC, roofing, and plumbing or electrical updates.
For condos or homes in HOAs, request and review resale documents. Look for financials, rules, and any rental restrictions or special assessments.
Inspection checklist to consider:
- General home inspection and termite or pest evaluation
- Roof, foundation and drainage
- HVAC performance and age
- Mold or moisture assessment if indicated
- Sewer scope in older neighborhoods
Step 5: Appraisal and underwriting
Your lender orders an appraisal to confirm value while the underwriter reviews your documentation. Respond quickly to any requests so your file stays on track. Appraisal timing and underwriting typically run 2 to 4 weeks.
If the appraisal comes in low, you and the seller can renegotiate price, you can bring the difference to closing, or you may exercise any options allowed in your contract. For mortgage loans, your lender must provide the Closing Disclosure at least 3 business days before closing.
Step 6: Title and closing prep
A title company reviews Fulton County records to confirm ownership and check for liens, easements, or judgments. You will receive a title commitment that outlines any exceptions. Purchasing owner’s title insurance is strongly recommended.
Most Atlanta closings are handled by title companies or attorneys. Property taxes are prorated at closing. If any municipal liens or unpaid taxes are found, they are typically resolved as part of the closing process.
Step 7: Final walk-through and closing day
You will do a final walk-through on closing day to confirm the home is in the expected condition. At closing, you sign loan and settlement documents, wire funds or provide certified funds, and receive keys once the deed is recorded.
Confirm wiring instructions directly with the title company to reduce the risk of wire fraud. For financed purchases, you must receive your Closing Disclosure at least 3 business days before you sign.
After closing: Your first 30 days
Once recorded, the deed becomes part of Fulton County records and possession follows your contract terms. Set up utilities, review any HOA onboarding steps, and update your address.
If the home is your primary residence, apply for the Fulton County homestead exemption as soon as you are eligible. Note county deadlines and required documentation.
How to move faster in hot markets
- Get a full lender pre-approval before touring.
- Review sample contracts in advance so you can decide quickly.
- Pre-schedule inspectors during due diligence.
- Consider a shorter due diligence window if your schedule allows.
- Keep documentation ready for the underwriter and respond the same day.
Common roadblocks and how to avoid them
- Appraisal delays: order early and plan for possible backlog in busy seasons.
- Financing conditions: send requested documents quickly and avoid new credit activity.
- Title issues: review the title commitment and address exceptions early.
- HOA documents: request resale documents at the start of due diligence.
What to expect for total timing
Plan for about 30 to 45 days from contract to closing for a financed purchase in Intown Atlanta. Cash deals or streamlined loans can close in 7 to 14 days if title is clear and parties are ready. If an appraisal, loan requirement, or title issue arises, expect 45 to 60 days or more.
Work with a process-driven guide
You do not have to memorize every step. With a checklist-driven playbook, fast communication, and local vendor access, you can move with confidence. Whether you are a first-time buyer or relocating, you will benefit from clear timelines, strong negotiation, and hands-on coordination from contract to keys.
If you are planning a purchase in Intown Atlanta, connect with David Pruett to map your timeline and get his buyer checklist. Book an appointment when you are ready.
FAQs
How long from offer to close in Intown Atlanta?
- For financed purchases, plan for about 30 to 45 days, with cash or streamlined deals sometimes closing in 7 to 14 days and complex files extending to 60 days or more.
What is Georgia’s due diligence fee?
- It is a fee paid to the seller for your inspection and decision period, and it is typically nonrefundable if you cancel during that window based on the contract.
How is earnest money different from the due diligence fee?
- Earnest money is held in escrow and may be refundable under contract contingencies, while the due diligence fee is paid directly to the seller and is usually nonrefundable if you terminate during the due diligence period.
Who conducts closings in Atlanta and Fulton County?
- Title companies or attorneys typically handle settlement, and Georgia does not require that an attorney perform the closing.
When do I receive the Closing Disclosure, and why does it matter?
- Your lender must deliver the Closing Disclosure at least 3 business days before closing for mortgage loans so you can review final terms and costs.
Which inspections should I prioritize for older Intown homes?
- Start with a general inspection and termite evaluation, then consider roof, foundation and drainage, HVAC, mold or moisture checks, and a sewer scope where appropriate.
What should I do about property taxes and the homestead exemption after closing?
- Expect tax proration at closing, then apply for the Fulton County homestead exemption if you qualify and follow county deadlines and documentation rules.
