How to read a home listing like an agent
A listing is a sales pitch with some data attached. Here is how to separate the two, and which numbers deserve a second look.
Status: what you can actually buy
| Status | What it means for you |
|---|---|
| Active | Available. You can tour and offer. |
| Coming soon | Listed but not yet open for showings. Ask when it will be. |
| Under contract / pending | The seller has accepted an offer. Some deals fail in due diligence, so a backup offer is possible. |
| Sold / closed | Done. Useful as a comparable sale for what similar homes are worth. |
| Withdrawn / expired | Off the market. The owner may still sell; ask an agent. |
Days on market and price history
Days on market tells you how long it has been for sale. A home that has sat much longer than others nearby usually has a reason — price, condition, location, or a deal that fell through. Price history shows cuts and relistings. Several cuts suggest a seller who will negotiate; a relisting with a fresh day count can hide how long it has really been available.
See how the pace compares across cities in our live fastest-selling markets list.
Square footage and price per square foot
Square footage in a listing is usually what the seller or tax records report, and finished basements may or may not be counted. Price per square foot is useful for comparing similar homes in the same neighborhood, and misleading across different ones — see our value-per-square-foot ranking for how much it swings by city.
Decoding the remarks
- “Investor special,” “needs TLC,” “sold as-is” — expect real repairs; plan specialized inspections.
- “Cash only” or “will not qualify for financing” — something may block a mortgage, such as the home's condition.
- “Assumable loan” — you may be able to take over the seller's existing loan. See assumable mortgages.
- “Seller will contribute toward closing costs” — room to negotiate a credit.
- “Highest and best by …” — multiple offers already; expect competition.
Photos: what is missing matters
No photo of the kitchen, the roof, the backyard or the basement is a question worth asking. Wide-angle lenses make rooms look larger; a floor plan or measurements tell the truth. Satellite and street views show the neighbors and what is behind the fence.
The valuation and the taxes
Every Veribas listing shows a Veribas Valuation computed from comparable recent sales. Treat any automated value as a range to check against the comps, not a verdict. The tax figure on a listing reflects the current owner's exemptions; your bill will be based on a reassessment after you buy and your own homestead exemption.
What to ask before touring
- Why is the seller moving, and how soon?
- Have there been any offers, or a contract that fell through?
- How old are the roof, HVAC and water heater?
- Is there an HOA, and what are the dues?
- Is it on public sewer or septic, public water or a well?
The fields that hide in the details
| Field | Why it matters in Georgia |
|---|---|
| Sewer / water | Septic and well mean different inspections. See septic systems. |
| Year built | Older homes may have older wiring, plumbing or lead paint (pre-1978). |
| Foundation (slab, crawlspace, basement) | Crawlspaces and basements in Georgia clay need a moisture check. |
| HOA fee and frequency | Monthly versus annual changes the math; ask about special assessments. |
| Tax amount and exemptions | Reflects the seller's homestead exemption, not your future bill. |
| Lot size | Slopes and easements can make usable yard much smaller than the acreage. |
A worked example: reading two listings
Listing A: $389,000, 4 days on market, “offers due Sunday at 6pm.” Listing B: same size, same school zone, $375,000, 61 days on market, reduced twice from $409,000, remarks mention “seller will consider concessions.”
A is likely to sell over asking with an aggressive offer — short due diligence, strong earnest money. B has told you it will negotiate: offer below asking with a closing-cost credit and a full due diligence period, then ask your agent why it sat. The answer might be a fixable problem, or a busy road you'll notice on the tour.
Listing review checklist
- Status and days on market compared with nearby homes
- Price history: cuts, relistings, past sales
- Square footage source and whether the basement counts
- Remarks: as-is, cash only, assumable, concessions, offer deadlines
- Missing photos and the floor plan
- Sewer, water, foundation and year built
- HOA dues and tax amount
- Valuation compared with recent sold comps
Common questions
What does days on market mean?
How long the home has been listed for sale. Longer than similar nearby homes usually means price, condition or location is holding it back.
Can I make an offer on a house that is pending?
You can usually submit a backup offer. If the first deal falls through, often during due diligence, a backup can move into first position.
Is listing square footage accurate?
It is usually from the seller or tax records and may count space differently. If size matters to your offer, measure or ask for a floor plan.
Why would a house not qualify for financing?
Usually because of its condition — missing systems, safety hazards or major damage that a lender's appraisal will not accept.
What does a price cut on a listing tell me?
It tells you the first price didn't attract the buyer the seller wanted. One small cut is normal; several cuts and a long time on market suggest a seller who will negotiate on price, repairs or a closing-cost credit.
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.