How much do Atlanta home sellers actually net after closing costs and commissions?
Atlanta home sellers usually just pay real estate commissions and a few incendental charges when selling a home. The standard GAR contract has the buyer paying just about all the transaction costs. If there’s an HOA, the seller will pay the HOA closing letter which is usuallly around $300. Then there will be a few minor charges such as a mortgage payoff fee and maybe a wire fee for the proceeds. But every seller should have a clear picture of these costs before they list.
By Tim Maitski | May 16, 2026
The number you see on the listing sheet isn’t the number that lands in your bank account.
Every Atlanta seller knows this in theory. But it’s nice to see the actual line items laid out — commissions, tax prorations, HOA prorations and some other minor fees.
Here’s how to calculate your real net proceeds before you list, so there are no surprises on closing day.
Commissions and a few minor charges
Seller costs in Georgia fall are primarily commissions and a few minor charges.
Agent commissions are typically the largest cost. In Georgia, total commission has historically run around 6.0% of the sale price — split between the listing agent and the buyer’s agent. Since the NAR settlement took effect in August 2024, buyer’s agent compensation is no longer automatically included in MLS listings. Sellers now negotiate separately whether and how much to offer toward a buyer’s agent — though most sellers in the $500K–$2M Atlanta market still offer it as a concession to attract qualified buyers.
Seller closing costs — everything outside of commission is pretty minor. The biggest part is going to be the property tax prorations. Taxes are for the whole calendar year and are paid in October. So if you close in July, the seller credits the buyer 7 months of property taxes for the 7 months the seller lived there. The in October, the buyer will pay the taxes for the full year.
For HOA fees, usually the seller gets a credit back if they already paid the HOA fee for the full year. So if the sale happens in July, the buyer would pay the seller 5 months of HOA fees if the seller had already paid for the full year.
Recording fees. Minor — typically $50–$150 — but they appear on your settlement statement.
What This Doesn’t Include: Your Mortgage Payoff
Everything above is calculated against your gross sale price. If you have a mortgage, your net proceeds drop further by whatever payoff balance remains.
Before you list, ask your lender for a payoff statement — the exact amount required to satisfy your loan on an estimated closing date. That’s the number you subtract from your estimated net proceeds to find your true cash-in-hand at closing.
For sellers in Sandy Springs, Dunwoody, and East Cobb who bought in 2018–2022, payoff balances are often significantly lower than current market value — meaning substantial equity, even after all the costs above. But running the actual numbers rather than estimating is always worth the 10-minute phone call to your lender.
Why You Want a Personalized Net Sheet Before You List
A net sheet is a one-page document that maps out your specific estimated proceeds based on your target list price, your commission agreement, any buyer concessions you’re planning to offer, your property tax proration, and your mortgage payoff.
Every seller should have one in hand before they decide whether and when to list. It’s the difference between making a financial decision based on your real number and making it based on a vague impression of what you’ll walk away with.
If you’re thinking about selling in Sandy Springs, Dunwoody, or East Cobb and want to see your actual numbers — not ballpark estimates — schedule a free strategy call here. I’ll run a full net sheet for your home, your price range, and your specific situation so you know exactly what you’re working with before you decide anything.
Frequently Asked Questions
Do sellers in Georgia still have to pay the buyer’s agent commission?
Not automatically. Since the NAR settlement took effect in August 2024, not much has changed other than the buyer agent commission being offered by the seller is no longer allowed to be shown on the MLS. Most sellers in Atlanta’s $500K–$2M market still offer buyer’s agent compensation of 3%.
How long does it take to sell a home in Atlanta in 2026?
In 2026, the average time to sell a home in Atlanta is roughly 60–78 days on market. Well-priced, turn-key homes in Sandy Springs, Dunwoody, and East Cobb often sell in under 30 days. Homes that are overpriced or need work can sit 90–120 days and typically require price reductions that further reduce your net proceeds.
What’s the biggest mistake sellers make that reduces their net proceeds?
Overpricing is the most expensive mistake — not because it prevents a sale, but because it leads to price reductions, longer days on market, and buyers who use the extended time on market as leverage in negotiations. A well-priced home that sells in the first two weeks almost always nets more than a home that starts high and chases the market down.
Knowing your real number is the foundation of every good selling decision — when to list, what price to target, how much room you have to negotiate, and whether the timing actually works for your situation.
If you’re preparing to sell in Sandy Springs, Dunwoody, or East Cobb, grab my free guide, The Five Mistakes Sellers Make That Cost Them Thousands, at truthrealestategroup.com/#guide-download. And if you want the full system for getting more from your sale, my book Home Story Branding walks through it step by step: available on Amazon.
About Tim Maitski Tim Maitski is the founder of Truth Real Estate Group, brokered by Atlanta Communities Real Estate Brokerage, and has been a Realtor since 1999. He created the Home Story Branding system, which helps sellers earn more by transforming a home from a commodity into a property with a story that connects emotionally with buyers, who then perceive it as more valuable. Tim is the author of two books, Home Story Branding and Don’t Buy These Homes, and serves homeowners and buyers across Sandy Springs, Dunwoody, East Cobb, and the greater Atlanta metro. Tim is a licensed real estate agent in Georgia. Commission structures, closing costs, and transfer tax responsibilities are negotiable and vary by transaction — consult with your agent and a licensed Georgia real estate attorney for advice specific to your situation.