Author: robby

7 Mistakes Georgia Land Sellers Make

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Selling land in Georgia can be more complicated than many property owners expect. Unlike selling a house, vacant land often requires buyers to evaluate access, zoning, utilities, septic suitability, surveys, topography, development potential, and other property-specific factors. If you are thinking about selling land, avoiding a few common mistakes can help you make a better … Continued

How to Sell Vacant Land in Georgia

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Selling vacant land in Georgia can be very different from selling a house. Buyers may care about access, zoning, utilities, septic suitability, topography, surveys, development potential and dozens of other factors that can affect what your property is worth. If you own land in Georgia and are considering selling, here are the main things to … Continued

Why Your Next Multifamily Project in Gilmer County Depends on a Sewer Line: 5 Surprising Zoning Realities

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For developers and investors looking at Gilmer County, the term “multifamily” is a deceptively simple label for a complex regulatory minefield. To the uninitiated, the transition from R-3 to R-4 to R-5 might look like a linear progression of density. In reality, it is a landscape defined by infrastructure gatekeeping and counter-intuitive acreage requirements. While … Continued

The Real Cost of Selling a Home in Georgia

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The Number Your Listing Agent Won’t Put in Writing The real cost of selling a home in Georgia — and what the math looks like when you skip the listing entirely. Your home is worth $350,000. You accept an offer at full price. You walk away with $297,000 if you’re lucky. No one lied to … Continued
How much do cash buyers pay for houses in Georgia — Cox Property Group

How Much Do Cash Buyers Pay for Houses in Georgia?

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The honest answer — with real numbers, real math, and the factors that actually move the needle on your offer. By Robby Cox, Licensed Georgia Real Estate Agent | Cox Property Group | Updated 2026 The Short Answer Cash buyers in Georgia typically pay between 65% and 85% of a home’s after-repair market value, depending … Continued

6 Takeaways from Cherokee County’s Latest Growth Strategy

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While “Board of Commissioners meetings” might sound like dry administrative exercises, they are the sessions where the future of our neighborhoods is actually designed. For those of us living along the Bells Ferry corridor, these meetings serve as a design studio for our daily lives. Policy decisions made in these rooms determine where we live, how we … Continued

Can I Sell Land With No Road Frontage?

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Yes, you can sell land with no road frontage. But the lack of frontage usually affects value, buyer demand, financing options, and how the property should be marketed. A lot of landowners assume that if a parcel does not touch a public road, it is unsellable. That is not true. What is true is that … Continued

How to Close a Wholesale Deal Without Using Your Own Money

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Real estate wholesaling is one of the most popular strategies for investors because it allows you to generate profits without owning property long term. However, many new investors believe they need large amounts of capital to close deals. The truth is that many successful investors regularly close a wholesale deal without using their own money … Continued

How to Sell Land in Cherokee County GA

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Many landowners in Cherokee County eventually decide to sell property for a variety of reasons. Some inherit land from family members and no longer have plans for it, while others own acreage they once intended to build on but have decided not to develop. In other cases, landowners simply want to liquidate an investment or … Continued

Transactional Funding vs EMD Funding: What’s the Difference?

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Transactional funding and EMD funding are often mentioned together but they serve very different purposes in a real estate deal. Understanding the difference is critical, especially for wholesalers, land investors, and anyone running multiple transactions at once. This page breaks down what each funding type does, when it’s used, and how they can work together … Continued

Is EMD Funding Legal? What Real Estate Investors Need to Know

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If you’re considering using EMD funding, one of the first questions that comes up is whether it’s actually legal. The short answer: Yes, when structured properly. The longer answer depends on contract language, escrow handling, and following standard real estate procedures. This page explains how EMD funding works legally, what to watch for, and how … Continued

EMD Funding for Land Deals: A Smart Strategy for Land Investors

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Land deals are different. They often require larger earnest money deposits, involve longer due diligence periods, and tie up capital for extended periods of time. That’s why many experienced land investors use EMD funding instead of personal cash. This guide explains how EMD funding works for land deals, when it makes sense, and how land … Continued

How EMD Funding Works: Step-by-Step for Real Estate Investors

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If you’re considering using EMD funding, the biggest question is usually simple:How does it actually work? This guide walks through the EMD funding process step by step, from contract to closing, so you know exactly what to expect and how to avoid delays. If you want a full conceptual overview first, start here:👉 What Is … Continued