Who Pays the Costs When Selling Land in Atlanta? A Detailed Breakdown

Selling raw or vacant land in Atlanta involves a different set of costs than selling a house, and figuring out who pays for what can be confusing, especially since some of the standard assumptions about real estate costs changed industry-wide in 2024. This guide breaks down the actual costs involved in a Georgia land sale, who typically covers each one, and a few considerations specific to land that don’t come up in a typical home sale.

Costs Typically Paid by the Seller

Your Own Agent’s Commission

If you list with an agent, you’ll typically pay their commission, generally in the range of 5-6% of the sale price, though this is negotiable.

Buyer’s Agent Compensation — What Changed in 2024

This is worth being precise about, since it’s commonly stated incorrectly: as of a nationwide industry settlement that took effect August 17, 2024, sellers are no longer automatically expected to pay the buyer’s agent’s commission as a standard practice. Buyer-agent compensation is now negotiated separately, typically through a written agreement between the buyer and their own agent, and is no longer published on the MLS. A seller can still choose to offer to cover some or all of a buyer’s agent compensation as a concession to attract more offers, but it’s a negotiated choice now, not an automatic cost baked into the sale.

Georgia Real Estate Transfer Tax

This is a real, specific cost the original version of this post didn’t mention at all: Georgia imposes a real estate transfer taxunder O.C.G.A. § 48-6-1, generally $1.00 for the first $1,000 of the sale price plus $0.10 for each additional $100. By default, the seller is liable for this tax, though the purchase agreement can assign it to the buyer instead. On a $100,000 land sale, this works out to roughly $100.

Property Taxes

Any outstanding property taxes are typically prorated and settled up to the closing date.

Title Insurance

Providing the buyer with a clear title is generally the seller’s responsibility, and title insurance protects against undiscovered liens or ownership claims.

Survey Costs

For land specifically, a current boundary survey is often more important than it would be for a house, since vacant land boundaries are frequently unclear, especially on older or rural parcels. Sellers commonly cover this cost, though it’s negotiable.

Legal Fees

In Georgia, an attorney typically prepares the deed and handles the legal side of the closing.

Costs Typically Paid by the Buyer

Closing Costs

Buyers generally cover a portion of closing costs, including escrow and administrative fees.

Loan Origination Fees

If the buyer is financing the purchase, they’ll typically pay loan application and processing fees. Worth noting: land loans are harder to get and often carry higher rates and larger down payment requirements than a typical home mortgage, since land is considered a riskier form of collateral by most lenders.

Inspection and Land-Specific Due Diligence

Buyers typically pay for their own due diligence on the property, which for land can include a perc test (evaluating whether the soil can support a septic system, essential if the land isn’t on public sewer), an environmental assessment, and confirmation of the property’s zoning classification and any conservation use or agricultural covenants that could restrict future use.

Recording Fees

Recording the deed with the county is typically a buyer expense.

Considerations Specific to Selling Land (Not Just Houses)

A few things matter more for land sales than for a typical home sale:

• Mineral and timber rights: confirm whether these are included in the sale or have been previously severed from the property, since this affects both value and what the buyer can actually do with the land.
• Zoning and land use: a buyer’s intended use (residential, agricultural, commercial) needs to match the property’s actual zoning, or they’ll need to pursue a rezoning or variance.
• Conservation use covenants: land enrolled in Georgia’s conservation use assessment program carries tax benefits but also usage restrictions and potential penalties for breaking the covenant early — worth checking if you’re unsure whether your land is enrolled.
• Access and easements: landlocked parcels or those without a clear recorded easement to a public road can significantly complicate a sale.

A Note From Kelly

A few years ago, I worked with a family in Woodstock who had inherited a few acres of land from a relative and had no idea what to do with it. They’d never dealt with vacant land before, and the questions kept piling up: what was it actually worth, who was responsible for the survey, what taxes and fees would come out of the sale, and whether the old boundary lines on record even matched what was really out there.

We sat down and walked through it step by step, and I explained upfront what the property would likely need in terms of a survey and what costs they could expect to see at closing, so there weren’t any surprises later. They didn’t want to deal with listing it, waiting for a buyer to finance a land purchase, or navigating unfamiliar paperwork, so we worked out a straightforward cash sale instead. We handled the details, they got a fair price, and they were able to close things out without having to become land-sale experts overnight.

Land sales come with their own quirks that a lot of people aren’t expecting, and I like being able to walk someone through exactly what to expect so they’re not guessing. If you’ve inherited land or just have a parcel you’re ready to sell, I’m happy to talk through what it would actually look like for your situation.

Sell Your Land in Georgia for Cash

If you’d rather skip the survey costs, the uncertainty of buyer financing, and the back-and-forth of a traditional land listing, Georgia Fair Offer can make a fair cash offer on your land as-is. We cover the details that typically trip people up, so you know exactly what to expect at closing.

Frequently Asked Questions

Who pays the real estate transfer tax in Georgia?

By default, the seller is liable for Georgia’s real estate transfer tax, though the purchase agreement can assign it to the buyer instead.

Do sellers still pay the buyer’s agent commission in Georgia?

Not automatically. Following a nationwide settlement effective August 17, 2024, buyer-agent compensation is negotiated separately rather than automatically included as a seller cost, though a seller can still choose to offer it as a concession.

What is a perc test and do I need one to sell land?

A perc test evaluates whether soil can support a septic system, which matters if the land isn’t connected to public sewer. Buyers typically request or pay for this as part of their due diligence, especially for undeveloped residential land.

Are mineral or timber rights included when I sell my land?

Not necessarily — these can be previously severed from the surface rights. It’s worth confirming what your deed actually includes before listing or accepting an offer.

Can I sell land in Georgia for cash without a survey?

Yes, particularly when selling directly to a cash buyer, though having a recent survey can help support your asking price and speed up the transaction if you have one available.