Georgia Home Selling Guides
All my Georgia guides in one spot: probate, an inherited house, foreclosure, back taxes, a vacant house and problem tenants. Georgia moves faster than most states, with out-of-court foreclosures and first-Tuesday tax sales, and it changed its landlord and squatter laws in 2024. Pick the situation closest to yours, and use the five rules below as a cheat sheet.
Reviewed by Dennis Fassett, founder of Dennis Buys Houses · Updated November 2026
General information, not legal advice. Georgia's 159 counties each run their own probate court and tax commissioner's office, so confirm the details for yours.
Start With Your Situation
- How to Sell a House in Probate in GeorgiaGranting powers with heirs' consent, leave to sell, the creditor notice and what to do with the belongings.
- Selling an Inherited House in GeorgiaSurvivorship wording, TOD deeds, heirs' property, siblings, disclosure and selling from out of state.
- Selling a House in Foreclosure in GeorgiaThe 30-day notice, four weeks of ads, the first-Tuesday auction, no redemption and the confirmation rule.
- Selling a House With Delinquent Property Taxes in GeorgiaTax executions, first-Tuesday tax sales, the 20% redemption premium and excess funds.
- Selling a Vacant House in GeorgiaInsurance, heat and humidity, the 2024 squatter law, registries and Gwinnett's blight tax.
- Selling a House With Bad Tenants in GeorgiaThe three-business-day notice, seven days to answer, the deposit cap and the no-shutoff rule.
Five Georgia Rules That Change the Decision
- Foreclosures skip the courtroomA 30-day notice, four weeks of ads, then a first-Tuesday auction. (O.C.G.A. § 44-14-162.2)
- No redemption after a foreclosure saleAnd a lender needs court confirmation within 30 days to chase a shortfall. (O.C.G.A. § 44-14-161)
- Tax sales carry a 20% premiumAt least 12 months to redeem, at the sale price plus 20% for the first year. (O.C.G.A. § 48-4-42)
- Heirs can unlock a faster probate saleUnanimous consent lets the court grant the personal representative broad powers. (O.C.G.A. § 53-7-1)
- Three business days before an eviction filingFor leases since July 1, 2024, plus a two-month deposit cap. (O.C.G.A. § 44-7-50)
Want a Number to Compare Against?
Tell me about your Georgia house and what's going on. I'll give you a straight as-is number, and tell you if listing makes more sense.
Georgia Cities I Work In
I buy all over Georgia, and I'm especially active in Cobb and Gwinnett counties. The guides point out where the county matters: Cobb's tax sales in Marietta, Gwinnett's in Lawrenceville, and Gwinnett's new blight tax.
How It Works
- 1Tell me about the house
Two minutes online or a phone call. The address, the condition and what's going on.
- 2Get a straight as-is number
No repairs, no showings. I'll tell you how I got there, and if listing would net you more.
- 3Pick your closing date
Close with a Georgia closing attorney on the date that works for you, with remote signing if you're out of state. Take what you want and leave the rest.
An as-is offer is a benchmark, not a commitment. There's no obligation to accept my offer — you're in the driver's seat.
Where I Fit, and Where I Don't
I'm usually a good fit when the house needs work, is full of belongings, is tied up in an estate, foreclosure, back taxes or a tenant problem, or you just want it handled.
There's also nothing to empty out for Dennis Buys Houses. Whatever you'd rather not deal with stays, and it becomes our job.
I may not be a good fit if the house is in good shape and you have time to list it. A listing will likely net you more in that case, and I'll tell you so.
Whichever way it shakes out, I'll tell you upfront whether I'm the right fit.
Frequently Asked Questions
Yes. Each one is written around Georgia statutes, Georgia courts and how Cobb and Gwinnett handle things.
Georgia closings use closing attorneys anyway. For probate, foreclosure and eviction questions, a Georgia attorney is worth calling.
Yes. Take what matters and leave the rest. Dennis Buys Houses handles what's left.
That's common, like an inherited house with back taxes and nobody living there. Start with the guide that has the nearest deadline.
Tell me about the house online or call me. I'll give you a straight number and tell you if listing would net more.
The Official Code of Georgia is online through Justia. Your county probate court, tax commissioner and magistrate court post their own forms and schedules.
Georgia Selling Guides
- How to Sell a House in Probate in Georgia
- Selling an Inherited House in Georgia
- Selling a House in Foreclosure in Georgia
- Selling a House With Delinquent Property Taxes in Georgia
- Selling a Vacant House in Georgia
- Selling a House With Bad Tenants in Georgia
Have a House in Georgia You Need to Sell?
Tell me about the house and what's going on. I'll give you a straight as-is number, and if a listing would leave you better off, I'll tell you.