The truth, not a dream.

From the first conversation to keys handed over, plan on 90 to 120 days. Roughly 30 days of preparation, 30 to 60 days from listing to under contract, and 30 to 45 days under contract before closing. The fast headlines you read are real, but they describe time on market — not the full timeline.

Sometimes. A pre-listing inspection ($400–$700) catches problems before a buyer's inspector does, giving you control over how to address them. Worth it for older homes, homes with deferred maintenance, or sellers who want to minimize surprises during the negotiation phase. Not worth it for newer construction or recently renovated homes.

A home that's been on the market for three to four weeks without offers is usually telling us something — most often about price, occasionally about presentation. We review showing data, feedback, and the comparable activity, then adjust deliberately. A thoughtful price reduction at week four usually outperforms a panic reduction at week eight.

In Georgia, yes — material defects you're aware of must be disclosed on the Seller's Property Disclosure Statement. Hiding a known issue is the kind of thing that comes back as a lawsuit a year after closing. The honest version is always better — and usually doesn't cost what sellers fear it will.

A few options: the buyer brings additional cash to bridge the gap, the seller agrees to lower the price, both parties meet in the middle, or the contract terminates. In the current market, low appraisals are negotiated — not the disasters they once were. The right move depends on what we believe the home is actually worth and what the buyer has shown they can do.

Yes. Most sellers do. We coordinate showings around your schedule, and many transactions include a brief post-closing occupancy period if you need time to move out after the closing. Living through showings is more disruptive than people expect — we plan for it deliberately.

Yes — Georgia is an attorney-state, meaning a closing attorney handles the legal transfer of ownership. The attorney also manages the title work, the wire transfers, and the document preparation. The buyer typically chooses the closing attorney, but you'll work with them through your side of the closing.

Earlier than most sellers do. Six months out gives us time to plan strategically — what to fix, what to leave, when to list, whether to make any tax-advantaged moves before sale. Even if you don't think you'll sell for another year, the first conversation is free and clarifying.