What Actually Happens After You Go Under Contract on a Georgia Home

Going under contract is exciting. It's also the moment most buyers start wondering what they just signed up for. So here's the plain version — what happens, in order, and the deadlines you can't miss. I'll remind you of these when we're working together, but it helps to see them all in one place.

First: earnest money

This is your good-faith deposit, and it's the first clock that starts.

• Earnest money is due within the timeframe written into your contract — often a few days after we go under contract.
• It's held in escrow, not pocketed by anyone, and it gets credited toward your costs at closing.
• Spend those first few days getting it delivered. This is the one people forget, and I will remind you of it.

Then: the due diligence period

In Georgia, this is your window to inspect the home and decide, for almost any reason, whether you want to move forward. It's the most important stretch of the whole deal.

• Schedule your inspection early in the window, not on the last day — you want time to react to what it finds.
• If something turns up, this is when we negotiate repairs, a credit, or a price change.
• If the house isn't right, this is the window where you have the most flexibility to walk. After it closes, your options narrow.

The appraisal (if you're financing)

Your lender orders an appraisal to confirm the home is worth what you're paying.

• If it comes in at or above the price, you keep moving.
• If it comes in low, we have options — renegotiate, cover the gap, or in some cases walk. I'll walk you through each one so you're not deciding blind.

Loan, title, and insurance running in the background

• Your lender is finalizing your loan — answer their document requests fast, because underwriting waits on you.
• A title company or attorney searches the title to confirm the home can be sold cleanly.
• You'll line up homeowners insurance, and on the coast, flood insurance may come up.

The final walkthrough

Right before closing, we walk the home one more time to confirm it's in the condition you agreed to and any repairs are done. Quick, but worth doing every time.

Closing day

• You'll review and sign the paperwork, usually at the attorney's office.
• Bring a valid ID, and send your funds by wire only after confirming the instructions by phone with a number you trust.

One warning I put in every email and I'll put it here too: never trust wiring instructions sent by email without calling to verify them first. Wire fraud is real and it targets buyers at closing.

Then you get the keys. That's the part everyone actually came for.

FAQ

How long is the due diligence period in Georgia?

It's negotiable and written into your contract, but it commonly runs somewhere in the range of about a week to two weeks. Longer gives you more room to inspect; sellers often prefer shorter. We set it together when we write the offer.

Is earnest money refundable?

It depends on why you're backing out and what your contract says. If you cancel within your due diligence period, it's typically refundable. If you walk for a reason outside your contract's protections, you may lose it. This is exactly the kind of thing I explain before you sign, not after.

What happens if the appraisal comes in below the purchase price?

You generally have a few choices: ask the seller to lower the price, pay the difference in cash, split it, or — depending on your contract — walk away. We look at the numbers together and pick the move that makes sense for you.

How long does it take to close on a home in Georgia?

For a financed purchase it's commonly around 30 to 45 days from going under contract to closing. Cash deals can move faster. Your exact timeline is set by the dates in your contract and your lender.

Thinking about buying in coastal or South Georgia? Call or text me at 912-580-8498 and I'll walk you through every step. — Carli