Notes on buying, selling and living in Metro Atlanta, written from inside the market rather than above it.
Selling a Home
Georgia sellers may owe capital gains at both federal and state levels. Here’s what the $250K/$500K exclusion covers, what Georgia’s 5.39% rate means, and.
Buying a Home
In Georgia the lender usually designates the closing attorney on a financed purchase. Here is what is negotiable and why it matters.
Selling a Home
Inherited a Georgia home? Here's how probate works, what stepped-up basis means for your taxes, and what you'll actually net after selling in Metro Atlanta.
Buying a Home
Atlanta buyers are using seller-paid 2-1 buydowns to cut first-year monthly payments, with 2026 examples of what the savings look like.
Selling a Home
Georgia is a buyer beware state, but sellers still have real disclosure duties. Here is what Atlanta sellers must disclose, including the GAR form.
Buying a Home
In Georgia you pay a nonrefundable due diligence fee on top of earnest money. Here is how the two differ and what Atlanta buyers must do
Market Insights
Fulton County mailed 2026 property tax assessments in June, you have until July 31 to appeal. Here's how to read your notice, pull comps, and file
Selling a Home
Commission, the required closing attorney, transfer tax, title insurance and prorated taxes, plus how Atlanta sellers worked out their net in 2026.
Buying a Home
Step by step through Georgia's due diligence period, the closing attorney process, and when an Atlanta buyer gets the keys.
Atlanta Neighborhoods
A 2026 guide to Conyers: Olde Town, Rockdale County school assignment, commute times, and what homes cost.
Atlanta Neighborhoods
A 2026 guide to Mableton: new city status, Cobb County access, the Mable House, and what homes cost.
Atlanta Neighborhoods
Three metro Atlanta areas near East Cobb with lower prices, plus how their commutes, housing stock, and schools compare.
