NRG Nguyen Realty Group
The Seller's
The Seller's
Guide
Every inspired move starts with a clear plan.
Andrew and Jassey Nguyen · Metro Atlanta
Every inspired move starts with a clear plan.
Andrew and Jassey Nguyen · Metro AtlantaThis guide is for anyone weighing the sale of a property in metro Atlanta: a move to more space or less, a relocation for work, or a property that no longer fits the life you are living now.
Inside are the stages of a sale in Georgia, from preparation and price to offers, the contract and closing day.
Along the way are what a seller pays here, the checklists that keep each stage on track and the words worth knowing. Whether you are ready now or still deciding, every question is welcome.
Andrew and Jassey Nguyen
The sale of your property, from today to the closing table. Read it once through, then return to the page you need.
Most of what decides a sale happens before the first showing: how the property is prepared, how it is priced and how it is introduced. The rest is reading offers clearly and keeping every date in the contract.
This guide follows that order. Each chapter covers one stage, what you will be asked to decide and what we handle for you.
Its companion, the Marketing Strategy, shows how we present a property to buyers. Keep both close. Questions are welcome at every step, and none are too small.
The price strategy, which offers to accept, which repair requests to agree to, and your closing and moving dates.
The preparation plan, the marketing, the showings, the negotiation and every deadline from contract to closing.
One decision at a time.
Eight stages, in the order a sale moves in Georgia.
We agree on the plan, the timing and the terms of our work together, in writing.
You complete a short homework page about the property and the seller's property disclosure statement. Together they shape everything we write about it.
The repairs worth making, the ones to skip, and what to tidy or store. A staging consultation is part of every listing.
We study the recent sales and the current competition, then choose a pricing strategy together.
Scheduled once the property is ready. This is where most buyers will meet it first.
The property goes live, showings begin and buyer feedback comes back to us.
We review every offer with you, term by term. Once both sides sign, it becomes a binding agreement and the contract dates begin to run.
Due diligence, the appraisal and the buyer's loan, then the closing attorney's table and the keys.
Tap a line to check it off. It stays checked on this device.
Room by room help: Preparing your property
Online estimates are a starting point. They cannot see inside the property: the updates, the condition, the details a buyer notices the moment they walk in. We look at three things: the recent sales most like your property, the homes a buyer will compare it with today, and the property itself.
From that comes a range, and a price we choose together, with the numbers in front of us. Overpricing tends to cost time, and time on the market tends to cost money.
Every visit is scheduled, and every visit tells us something.
Showings are booked through a showing service, so you know when a buyer is coming.
A Supra electronic lockbox opens only for licensed agents and keeps a record of every visit.
Plan to step out, with your pets. Buyers speak more freely and stay longer in a quiet property.
We gather what buyers and their agents say, and share it with you in your weekly report. If the market is telling us something, we talk about it early.
Make Inspired Moves.
Look past the price to the terms. A slightly lower offer that is more likely to close can be the stronger one.
Every offer is saved as it arrives and set side by side with any others, so you can compare what each would leave you at closing. You can accept, counter or decline. Nothing is final until it is agreed in writing, and once both sides sign, the binding agreement date starts the contract's clock.
| In every offer | What to read |
|---|---|
| Price | The number at the top, read together with everything below it. |
| Financing | Cash, or the loan type, with the buyer's pre-approval or proof of funds. |
| Earnest money | The buyer's deposit, and when it is due. |
| Due diligence | How many days the buyer has to inspect and decide. |
| Seller contribution | Any money asked of you toward the buyer's closing costs. |
| Closing date | When you sign, and when the buyer takes possession. |
| Special stipulations | Anything added to the standard contract. We read each one with you. |
01The buyer inspects the property and reviews reports within the days set in the contract. During this window the standard Georgia contract lets the buyer end the agreement by written notice.
02A buyer may ask for repairs, a credit or a lower price. Each request is a negotiation, and you have options: agree, counter or decline.
03When the buyer is financing, the lender orders an appraisal. If it comes in below the price, we look at the options together.
04The lender finishes the buyer's loan, and the closing attorney searches the title and requests your mortgage payoff.
05Shortly before closing, the buyer confirms the property is as agreed and any repairs are complete.
Every date, kept.
Know what you will keep before the first offer arrives. For an estimate, try our walk-away calculator. The closing attorney's settlement statement gives the final figures.
| Cost | What to know |
|---|---|
| Mortgage payoff | The balance of any loan on the property, paid off at closing. The closing attorney requests the exact figure. |
| Commission and brokerage fees | As set out in your listing agreement, paid from the proceeds at closing. |
| Seller's attorney fees | Fees for your side of the closing only, such as handling your payoff and your proceeds. |
| Seller contribution | Only if you agree to one in the contract, toward the buyer's closing costs. |
| Property taxes | Usually divided to the closing day, so each side pays for its own share of the year. |
| Georgia transfer tax | On the standard 2026 Georgia contract, the buyer pays it, along with the deed preparation. |
Who pays what follows the 2026 Georgia REALTORS® Purchase and Sale Agreement, section 3. A special stipulation can change it, and your contract always governs.
Wire fraud targets sellers' proceeds too. Give your bank details only to the closing attorney, and confirm them by phone at the attorney's official number, one you look up yourself.
An email asking you to change where your money goes is a warning sign, even when it looks familiar.
In Georgia, a closing attorney prepares the documents and conducts the closing. You sign the deed and the closing papers, bring a photo ID, and your proceeds are sent the way you arranged with the attorney. Keep copies of everything you sign.
Need a mover, a cleaner, a handyman or a stager? Ask us for names our clients have trusted.
Each is easy to make, and each is covered in the pages before this one.
It is a starting point. It cannot see inside the property: the updates, the condition, the details a buyer notices.
Overpricing tends to cost time, and time on the market tends to cost money.
Some repairs are worth making and some are worth skipping. Fix what an inspector is likely to flag, and ask us before you start anything large.
Financing, earnest money, the due diligence days and the closing date all shape how likely an offer is to close. A slightly lower offer that is more likely to close can be the stronger one.
Your proceeds are a target. Account details belong with the closing attorney alone, never in a reply to an email.
A licensed appraiser's opinion of the property's value, ordered by the buyer's lender.
The day the contract is fully signed and delivered. Most deadlines count from it.
The Georgia attorney who conducts the closing, handles the funds and records the deed.
A study of recent nearby sales and current competition, used to set a price range.
A condition an offer depends on, such as the buyer's financing or an appraisal.
A reply to an offer that changes its terms.
How long a property has been listed for sale.
The days written into the contract for the buyer to inspect, review and decide.
The buyer's good-faith deposit, held until closing and credited to the buyer there.
The part of the property's value you own outright: value minus what you owe.
Your written agreement with us: what we do to sell your property and how we are compensated.
The exact amount needed to pay off your loan on the closing day.
What you receive at closing after the payoff and the costs of the sale.
Money from the seller toward the buyer's closing costs, agreed in the contract.
Your written answers about the property's condition and history, shared with buyers.
The closing attorney's final accounting of every dollar in the sale.
A term added to the standard contract. It can change who pays what.
A review of the ownership record to make sure the property can transfer cleanly.
A Georgia tax on the sale: $1 for every $1,000 of the price. The buyer pays it on the standard contract.
The buyer's last visit before closing, to confirm the property is as agreed.
12 · About our team
Our sold listings over the last twelve months, beside the market in the same five counties.
“Selling my first home was such a breeze!”
“Now, years later, they've helped us get under contract in just 8 days on that same home, during a much slower market!”
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