How long does it take to buy a house? A Georgia timeline
Accepted offer to keys is usually 30 to 45 days in Georgia. Here is what happens in each of those weeks, and what stretches them.
Before the clock starts: one to four weeks
The part you control. Pull your own credit, gather two years of tax returns, recent pay stubs and bank statements, and get a lender pre-approval. Sign a buyer agreement with an agent. A buyer who arrives with this done can make an offer the same day they find the house.
How long you search is the real variable. Some buyers find the house in a weekend; others tour for months. Searching while still pre-approved matters — most pre-approvals expire after a set period and need updated documents.
Day 0: Offer accepted (the contract is binding)
In Georgia the dates in your contract count from the binding agreement date — the date the final acceptance is delivered. Your agent should send everyone a timeline with each deadline on it the same day. Earnest money is typically due within a few days of that date, to the holder named in the contract.
Days 1–10ish: Due diligence
Your due diligence period is whatever length you negotiated; seven to fourteen days is common, shorter in competitive offers. Book the home inspection on day one. Add specialists the inspector flags (roof, HVAC, structural, sewer scope), get the termite letter, homeowners insurance quotes, and HOA documents.
If you want repairs or a price reduction, you negotiate them inside this window by amendment. If the period ends without an agreement, you either proceed as-is or terminate before the deadline.
Days 7–25: Appraisal and underwriting
Your lender orders the appraisal, usually once due diligence is under way or done. Underwriting reviews your file and issues conditions — a letter explaining a deposit, an updated pay stub. Answer each request the same day; slow responses are the most common cause of a late closing.
Days 25–35: Clear to close
When underwriting signs off, you are clear to close. You must receive your Closing Disclosure at least three business days before closing. Compare it to your loan estimate, confirm your cash to close, and call the closing attorney's office at a number you already have to verify wiring instructions.
Closing day
Do the final walkthrough shortly before closing, then sign at the attorney's office (or by mail-away for out-of-town buyers). Possession is whatever the contract says — at closing, or a few days later if the seller negotiated time to move.
What makes it take longer
- New construction — closing follows the build schedule, not a 30-day clock. See buying new construction in Georgia.
- Low appraisal — renegotiation and a possible second look.
- Title problems — an old lien or a probate estate can add weeks.
- Loan type — some government-backed loans, condo approvals and renovation loans need extra steps.
- Your own paperwork — missing documents are the single most avoidable delay.
A sample 35-day Georgia contract timeline
Here is how the dates in a typical financed purchase line up. Your contract's numbers will differ; the order rarely does.
| Day | What happens | Who does it |
|---|---|---|
| 0 | Binding agreement date — final acceptance delivered | Agents |
| 1–3 | Earnest money delivered to the holder named in the contract | You |
| 1–2 | Home inspection, termite letter and specialists booked | You and your agent |
| 1–5 | Full loan application, documents uploaded, appraisal ordered | You and your lender |
| 3–7 | Insurance quotes, HOA documents, survey ordered | You, attorney |
| 7–10 | Repair amendment negotiated; due diligence ends | Agents |
| 10–20 | Appraisal completed; title search by the closing attorney | Appraiser, attorney |
| 15–28 | Underwriting conditions answered; clear to close | You and your lender |
| 32 | Closing Disclosure received (at least three business days before closing) | Lender |
| 34–35 | Final walkthrough, funds wired after phone verification, closing | Everyone |
How to keep your closing on time
- Upload every document the lender asks for within 24 hours.
- Put every contract deadline in your calendar the day the offer is accepted, with a reminder two days before.
- Book the inspector before you even sign, so day one isn't lost to scheduling.
- Get homeowners insurance bound early — the lender needs proof before clear to close.
- Don't change jobs, open credit, or move large sums of money until after closing.
- Ask your agent for a weekly status update that names the next deadline and who owns it.
What to ask at the start
- Lender: how long are your closings taking right now, from application to clear to close?
- Agent: is the seller's preferred closing date firm, or could a faster or slower date strengthen my offer?
- Closing attorney: is anything on the title search likely to need extra time?
Common questions
How long is closing in Georgia?
With financing, typically 30 to 45 days from the binding agreement date. A cash purchase can close in one to three weeks if title is clean.
How long is the due diligence period in Georgia?
Whatever the buyer and seller agree in the contract. Seven to fourteen days is common; competitive offers often use less.
Can you close on a house in two weeks?
With cash, often yes. With a mortgage it is possible but tight — the appraisal and underwriting rarely finish that quickly.
When do you get the keys after closing in Georgia?
When the contract says. Usually at closing once the transaction is funded, though sellers sometimes negotiate a short period of possession after closing.
Read next
General information for Georgia home buyers, not legal, tax or lending advice. Loan programs, rates, limits, tax rates and insurance terms are set by lenders, agencies, counties and insurers and change — confirm current figures with them, and have your closing attorney review anything you sign.