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 you. Nobody stole anything. It’s just that selling a home the traditional way in Georgia comes with a long list of costs that rarely get shown together in the same place, at the same time, before you sign anything.
This issue puts them all on one page.
The Problem: Sellers Don’t See the Full Picture Until Closing Day
Most sellers focus on the listing price. That’s understandable, it’s the big number. But listing price and net proceeds are two completely different figures, and the gap between them is where most of the surprises live.
Here’s what typically eats into your proceeds in Georgia:
- Agent commission: 5–6% split between buyer’s and seller’s agents
- Pre-listing repairs and staging costs
- Carrying costs during the listing period (mortgage, taxes, utilities, insurance)
- Buyer-requested repairs after inspection
- Seller concessions (closing cost contributions, rate buydowns)
- Georgia closing costs: attorney fees, transfer tax, title insurance
- Capital gains tax exposure if applicable
Add those up and the number gets uncomfortable fast. Let’s look at a real scenario.
A Side-by-Side Cost Breakdown
The average cost of selling a home in Georgia through a traditional listing ranges from 9% to 13% of the sale price. On a $350,000 home, that means $31,500 to $45,500 in total costs including agent commissions, repairs, closing costs, carrying costs, and seller concessions. A cash sale eliminates most of these costs, though the offer price is typically below market value.
Let’s run the numbers on a $350,000 home in Cherokee County, Georgia, using conservative estimates:
| Cost Item | Traditional Listing | Cash Sale to Cox PG |
| Agent commission (5.5%) | $19,250 | $0 – no agents involved |
| Pre-listing repairs / staging | $4,000–$12,000 | $0 – sold as-is |
| Carrying costs (avg. 60 days) | $3,200–$5,600 | $0 – closes in 7–21 days |
| Inspection repair requests | $2,000–$8,000 | $0 – no inspection contingency |
| Seller concessions | $3,500–$7,000 | $0 |
| Closing costs (GA attorney, transfer tax, title) | $2,800–$4,200 | $800–$1,500 – simplified closing |
| Total deducted from $350K | $34,750–$56,050 | $800–$1,500 |
| Estimated Net Proceeds | $293,950–$315,250 | Depends on offer: ask us |
The traditional listing range is wide because repair requests and concessions are negotiated, not fixed. What is fixed: you will pay a commission, you will pay carrying costs for every day the home sits, and you will almost certainly face an inspection that costs you money.
The Part Most Sellers Miss: Time Is a Cost
The average days on market in Cherokee County currently runs 30–60+ days depending on price point and condition. During that time, you’re still paying:
- Mortgage payment (principal + interest)
- Property taxes (prorated)
- Homeowner’s insurance
- Utilities to keep the home showing-ready
- Lawn care and maintenance
On a $350,000 home with a $1,800/month mortgage and typical carrying overhead, 60 days costs you roughly $4,200–$5,800 just to wait. That’s before a single concession is made.
What a Cash Offer Actually Trades
A cash offer from a buyer like Cox Property Group will typically come in below the retail market value. That’s the honest trade-off. What you give up in price, you recover through speed, certainty, and the elimination of nearly every cost line above.
| Traditional Listing | Cash Sale |
| Retail market price (best case) | Below-market price (typically 75–90% of ARV) |
| 60–120 day timeline | 7–21 day timeline |
| Subject to financing, appraisal, inspection | No contingencies – offer is firm |
| Requires repairs and staging | Sold completely as-is |
| Agent commission required | No commission – no agents |
| Carrying costs accumulate | No carrying costs after acceptance |
| Buyer can walk away at any stage | Certainty of close |
| Key Takeaway: The question isn’t which option pays more on paper. It’s which option puts more money in your pocket after all costs, in the timeframe your life actually requires. |
| I’ve talked with sellers who listed with an agent, waited four months, made $14,000 in repairs, gave $8,000 in concessions, and walked away with less than my cash offer would have put in their pocket on day one. I’m not saying a cash sale is right for every seller. If you have time, the home is in great shape, and the market is hot, listing may absolutely be the better move. What I am saying is that most sellers I talk to never saw these costs written down together before closing day. |
Curious what a cash offer would actually net you on your property?
We’ll run the numbers with you no pressure, no obligation. Just an honest side-by-side so you can make the decision that’s right for your situation.
FAQ’s
What fees do you pay when selling a house in Georgia?
Georgia sellers typically pay agent commissions (5–6%), closing costs (1–2%), transfer tax ($1 per $1,000 of sale price), attorney fees, and title insurance. Added together with repair costs and seller concessions, total costs usually run 9–13% of the sale price.
How much does it cost to sell a house in Georgia without a realtor?
Selling without a realtor (FSBO) eliminates the listing agent commission (2.5–3%), but you may still owe a buyer’s agent commission (2.5–3%), plus closing costs, attorney fees, and any repair or concession costs. A cash sale to a direct buyer eliminates agent fees on both sides entirely.
How long does it take to sell a house in Georgia?
The median days on market in Georgia varies by county and condition, but most traditionally listed homes in Cherokee County take 30–90 days to go under contract, plus 30–45 days to close, meaning 60–135 total days from listing to funded. A cash sale to a direct buyer typically closes in 7–21 days.
Is a cash offer on a house always lower?
Cash offers are typically 75–90% of a home’s after-repair value (ARV), which is below the retail market price. However, when you subtract agent commissions, repair costs, carrying costs, and concessions from a retail sale, the net difference is often much smaller and sometimes the cash sale nets more.
What is a net sheet in real estate?
A net sheet is a document that estimates how much money a seller will actually receive at closing after all costs are deducted from the sale price. It includes agent commissions, closing costs, loan payoff, taxes, repairs, and any seller concessions. Sellers should always request a net sheet before accepting any offer.
Do I have to pay capital gains tax when I sell my house in Georgia?
Most homeowners qualify for the federal capital gains exclusion ($250,000 for single filers, $500,000 for married couples filing jointly) if they have lived in the home as a primary residence for 2 of the last 5 years. Georgia also taxes capital gains as ordinary income at a flat 5.49% rate. Investment properties and inherited land do not qualify for this exclusion.