Buying a home in Atlanta.

Less than most people think. Conventional loans can go as low as 3% down; FHA loans down to 3.5%; VA loans to 0% for eligible borrowers. Several Georgia down-payment-assistance programs can cover part or all of a typical down payment for qualifying first-time buyers. The myth of needing 20% down is a holdover from a different era.

A pre-qualification is a lender's quick estimate based on what you tell them — useful but not binding. A pre-approval generally involves a lender reviewing more of your financial information than a basic pre-qualification, and it can give a seller stronger information about your financing readiness. Neither guarantees final loan approval, which remains subject to the lender's underwriting requirements. If you're tour-ready, you should be pre-approved.

Earnest money is a negotiated deposit submitted in connection with an accepted offer — it shows you're serious. It is generally held by the designated holder and credited as provided in the purchase agreement if the transaction closes. Whether it's returned if the deal falls through depends on the terms of the purchase agreement and the circumstances and timing of termination.

A purchase agreement may include a negotiated due-diligence period. Your termination rights, deadlines, and treatment of earnest money depend on the specific contract you sign. We walk through these timelines carefully when you make an offer.

Inspection costs and scope vary by property and inspector. A general home inspection typically evaluates readily accessible structural, electrical, plumbing, HVAC, roof, and appliance components — it does not cover what's behind the walls or anything not visible. Specialized inspections — sewer scope, mold, radon, pest, structural engineer — may be recommended depending on the property.

Buyer closing costs vary based on the loan, property, lender, insurance, taxes, and transaction terms — they typically include lender fees, title insurance, attorney fees, recording fees, prepaid property taxes and insurance, and prepaid mortgage interest. Your lender can provide a personalized estimate of financing-related closing costs. Some sellers contribute toward closing costs as part of the negotiation — worth knowing.

Possession is determined by the purchase agreement. In many transactions it occurs at closing, once everything is funded and signed, but the contract may provide for a different possession date or a post-closing occupancy period if the seller needs time to move out.

Compensation is negotiable. Following industry-wide changes that took effect in August 2024, buyer's agents now enter into a written representation agreement with their clients before showing homes. That agreement specifies how compensation will be handled — whether the buyer pays directly, whether the seller has offered to cover any portion through the purchase contract, or some combination. No party is presumed to pay; everything is decided through agreement. We talk through this openly at the start of our work together so you understand your options before any decisions are made.