You found it.
THE house.
You’ve toured it.
You’ve mentally arranged the furniture.
You’ve already decided where the Christmas tree is going.
You may or may not have named the chickens that don’t exist yet.
😂
And then your Realtor says:
“Ready to write an offer?”
YES.
LET’S DO THIS.
You sign the paperwork.
I send it over.
And then…
You wait.
Which is approximately when every buyer asks:
“Okay…what happens now?”
Quite a lot, actually.
So let’s walk through what can happen after you make an offer on a home in Georgia—and what happens if the seller says YES.
✍️ First: Making an Offer Is More Than Choosing a Price
When buyers say:
“I want to offer $425,000.”
That’s only one piece of the offer.
A Georgia real estate offer may address a number of terms, depending on the transaction, including things such as:
Purchase price.
Financing.
Earnest money.
Due-diligence terms.
Closing date.
Seller concessions.
Personal property.
Contingencies.
Possession.
Other transaction-specific terms.
That’s why two offers at the same price aren’t necessarily the same offer.
Price matters.
But terms matter too.
⏰ Then We Wait for the Seller’s Response
The offer may include a deadline for acceptance.
During that time, the seller can review it with their agent and decide how they want to respond.
Generally, they might:
ACCEPT IT
🎉
REJECT IT
😬
COUNTER IT
🤔
Or they may be considering other offers at the same time.
And yes.
Waiting is terrible.
You’ll check your phone approximately 743 times.
You’ll ask me:
“Have you heard anything?”
I’ll say:
“Not yet.”
Seven minutes later:
“Anything?”
😂
I get it.
This part requires patience.
🤝 What Happens If the Seller Counters?
A counteroffer means the seller is willing to continue negotiating, but they want something changed.
Maybe it’s price.
Maybe it’s closing date.
Maybe it’s seller concessions.
Maybe it’s another term.
You then have choices.
Depending on the circumstances, you may:
Accept.
Reject.
Counter again.
This can go back and forth.
And this is where I want buyers to remember:
We don’t negotiate just to “win.”
We negotiate to create an agreement that still makes sense for you.
Sometimes walking away is the right decision.
Even when the kitchen is gorgeous.
Yes.
Even THAT kitchen.
😂
🎉 What If Your Offer Is Accepted?
NOW you can celebrate.
For approximately…
11 minutes.
😂
Because once we’re officially under contract, the clock starts ticking on several important things.
This is when buyers sometimes think:
“We got the house!”
Not quite.
You’re under contract to purchase the house.
There are still important steps between contract and closing.
So now we go to work.
💵 Earnest Money May Be Due
Your contract may require you to deposit earnest money within a specified period.
Earnest money is generally money a buyer puts forward as part of the transaction to demonstrate their commitment to the contract.
It is typically held by the party identified in the agreement and handled according to the terms of the contract.
And here’s the important part:
PAY ATTENTION TO THE DEADLINE.
I’ll help keep you aware of the timeline, but this isn’t a:
“I’ll get around to it Thursday-ish.”
situation.
😂
Contract deadlines matter.
🔎 Due Diligence Begins
Georgia real estate contracts may include a negotiated due-diligence period.
The exact terms and deadlines depend on your specific contract.
This is your opportunity to investigate the property according to the rights provided in your agreement.
This may include things like:
Home inspections.
Reviewing available property information.
Researching utilities.
Investigating concerns discovered during inspections.
Evaluating the neighborhood and surrounding area.
Obtaining specialty inspections when appropriate.
Reviewing HOA information if applicable.
Investigating property-specific issues.
And for rural Bartow County properties, we may also be thinking about:
Well.
Septic.
Survey/boundaries.
Road access.
Easements.
Internet availability.
Outbuildings.
Acreage.
Property restrictions.
Drainage.
Because five beautiful acres can come with five acres worth of questions.
😂
🏠 Schedule the Home Inspection
I generally want buyers moving quickly on inspection scheduling once we’re under contract.
Why?
Because your due-diligence timeline doesn’t stop while everyone checks their calendar.
Your home inspector will typically evaluate accessible components and systems of the property and provide a report documenting observations.
And then you’ll open the report.
It’ll be 72 pages.
There will be pictures.
Red arrows.
Words like:
“Deficient.”
“Recommend evaluation.”
“Evidence of moisture.”
And suddenly you’ll call me sounding like we purchased a condemned Victorian mansion from a horror movie.
😂
This is normal.
Inspection reports are supposed to identify things.
The question isn’t:
“Did the inspector find anything?”
They will.
The better questions are:
What’s significant?
What’s routine?
What needs additional evaluation?
What matters to you?
And what do we do next?
🛠️ Then We Evaluate Inspection Findings
Depending on your contract, inspection results and goals, there may be several possible paths forward.
We might discuss:
Requesting certain repairs.
Requesting a financial concession where appropriate.
Obtaining additional inspections or specialist evaluations.
Accepting certain conditions.
Renegotiating something when permitted.
Or potentially exercising contractual rights regarding termination.
This is where I want calm heads.
Not:
“THE OUTLET COVER IS CRACKED. WE’RE OUT.”
😂
And also not:
“The foundation is moving? Whatever. I love the backsplash.”
Perspective.
We need perspective.
🏦 Meanwhile, Your Lender Is Working Too
While we’re investigating the house, your lender is moving your financing forward.
They may request:
Updated bank statements.
Pay stubs.
Tax documentation.
Employment verification.
Explanations regarding deposits or transactions.
Insurance information.
Other financial documents.
When they ask for something:
SEND IT.
I know you’ve already sent them your entire life history.
I know you’re pretty sure they already have that bank statement.
Send it again.
😂
Delays in providing lender documentation can create delays in your loan.
🚨 And Now for My Favorite Public Service Announcement
You are under contract.
You’re excited.
You’re thinking about your new life.
You know what would look GREAT in the driveway?
A NEW CAR.
NO.
😂😂😂
Please don’t.
And while we’re here:
Don’t open a furniture-store credit card.
Don’t finance a refrigerator.
Don’t co-sign for somebody.
Don’t suddenly quit your job.
Don’t make unexplained large deposits.
Don’t move huge amounts of money around without discussing it.
Don’t open new credit accounts because you’re getting “10% off today!”
PUT THE COUCH DOWN.
😂
Before making significant financial changes while you’re obtaining a mortgage:
CALL YOUR LENDER.
Your financial picture may be reviewed again before closing.
We do not want to discover that your new SUV came with a complimentary mortgage problem.
📊 Then Comes the Appraisal
For financed purchases, the lender may require an appraisal.
The appraisal is different from the home inspection.
INSPECTION:
Primarily helps you understand the property’s condition.
APPRAISAL:
Provides an opinion of value for lending purposes and may address certain lender or loan-program property requirements.
If the appraisal supports the transaction as structured:
Wonderful.
We keep moving.
If an appraisal issue arises, what happens next depends on:
The contract.
Loan program.
Appraised value.
Property.
And circumstances.
There isn’t one universal answer.
We look at the actual situation and determine the available options.
🛡️ Homeowners Insurance Needs to Get Lined Up
If you’re financing the home, your lender will generally require homeowners insurance.
Do not wait until closing week to begin investigating this.
Insurance availability and cost can vary depending on the property.
You’ll want to get appropriate quotes and provide your lender whatever insurance documentation they require.
And remember:
Your insurance premium affects your housing cost.
That matters when you’re evaluating affordability.
⚖️ The Closing Attorney Gets Involved
Georgia residential real estate closings are generally conducted by a Georgia-licensed attorney.
The closing attorney/title professionals will work through the legal and title-related portions of the transaction.
That may involve:
Title examination.
Preparing closing documents.
Coordinating lender requirements.
Handling funds.
Preparing settlement information.
Addressing title-related matters.
And getting everything ready for closing.
Meanwhile, I remain firmly planted in the middle of everyone making sure we’re all still moving toward the same finish line.
😂
📄 You’ll Receive Important Closing Documents
As closing gets closer, your lender and closing professionals will provide important documents and financial information.
Read them.
Review your numbers.
Ask questions.
Know how much money you’ll need for closing.
And please:
TAKE WIRE FRAUD SERIOUSLY.
Real estate transactions are a target for wire fraud.
If you receive an email telling you wiring instructions have changed:
STOP.
Do not simply follow the email.
Verify financial instructions directly using a trusted, independently confirmed phone number or contact method.
I would rather you verify something twice than send your life savings to a criminal.
🚪 Then We Do the Final Walk-Through
We’re almost there.
Shortly before closing, we’ll generally conduct a final walk-through according to the contract.
We’re checking that the property is in the expected condition.
We’re looking for things like:
Has anything materially changed?
Are agreed items still there?
Has the seller removed their belongings?
Do negotiated repairs appear completed as applicable?
Did a tree fall through the living room yesterday?
Hopefully not.
😂
This is not typically the time to suddenly decide:
“You know, I never really liked those countertops.”
We’re confirming that the property we’re about to close on is essentially the property we agreed to purchase, subject to the contract.
🔑 And Then…
CLOSING DAY.
You’ve survived:
The offer.
The counteroffer.
The waiting.
The inspection report.
The lender asking for your bank statement again.
The appraisal.
The insurance.
The paperwork.
The final walk-through.
And most importantly…
YOU DIDN’T BUY THE CAR.
😂👏
Now you sign.
And sign.
And sign.
At some point your signature will look like a cardiogram.
Then, once everything required for closing is completed…
Those keys become yours. ❤️
❤️ A Front Porch Rachel Thought
Buyers spend so much time worrying about whether their offer will be accepted that they sometimes forget:
Acceptance isn’t the finish line.
It’s the starting gun.
The period between contract and closing is where your Realtor, lender, inspectors, closing attorney, insurance professionals and others may all be working simultaneously.
There are deadlines.
Decisions.
Documents.
Questions.
And occasionally moments where you think:
“Why did I decide to buy a house again?”
😂
That’s normal.
My job isn’t to promise you that nothing stressful will happen.
Real estate doesn’t work that way.
My job is to help you understand:
What’s happening.
What matters.
What happens next.
One decision at a time.
Until the day I get to say:
“Congratulations. It’s yours.” 🔑❤️
If you’re thinking about buying a home in Bartow County—or anywhere in Northwest Georgia—you don’t have to memorize this process before you begin.
That’s what I’m here for.
You find your place.
I’ll help you navigate the road between the offer and the front porch.
Real Estate. Real Life. Rachel.
Real estate contracts, due-diligence rights, earnest-money requirements, financing, appraisal requirements and closing procedures vary by transaction. This article provides general educational information and is not legal, lending, inspection, insurance or financial advice. Buyers should rely on the appropriate licensed professionals regarding their individual transaction.
Leave a comment