Thinking about selling your Newnan home but not sure where to start? You are not alone. From timing and pricing to inspections and closing, there are many moving parts. This guide gives you a simple, local roadmap so you can plan with confidence, avoid surprises, and maximize your proceeds. Let’s dive in.
Newnan market at a glance
Recent sales around Newnan show median prices in the mid-350s, with many homes taking several weeks to go under contract. Days to pending often land in the 50 to 70 day range, depending on neighborhood and price point. The key is that Newnan is not a single market. Summergrove, Arbor Springs, in-town cottages, and homes on acreage can behave differently, so your pricing should be based on current neighborhood comps, not just citywide averages.
What this means for you:
- Expect a multi-week marketing window before you accept an offer.
- Use fresh MLS comps for your exact subdivision or zip code.
- Pair realistic pricing with strong presentation to shorten time on market.
Your step-by-step selling plan
1) Evaluate and prep your home
Start 2 to 4 weeks before you list. Align timing with your move and local seasonality. Gather your deed, any survey, HOA documents, warranties, and repair records. If you have questions about recorded documents or liens, your closing attorney can pull what is needed, and the county keeps recording information and fees on file through the Real Estate Division of the Clerk of Superior Court. You can review county recording logistics using this overview of Coweta recording practices.
Focus your pre-listing work on safety and big-ticket systems first. Fix water intrusion, roof leaks, HVAC, electrical, and plumbing issues. A light cosmetic refresh, deep clean, and yard tune-up go a long way. If you want to get ahead of surprises, consider a pre-listing inspection and address key items.
2) Set price and hit the MLS
Your list price should come from a local CMA using recent closed sales in your area and similar homes. Overpricing often leads to more days on market and bigger price cuts later. The MLS is your primary exposure. Listings syndicate to major portals through the MLS, but your best leverage comes from accurate pricing and full, compelling listing details.
3) Photos, staging, and marketing
Most buyers meet your home online first. High-quality photography and a clear floor plan boost showings and interest. Professional staging can reduce days on market and improve offers. Industry benchmarks from the Real Estate Staging Association outline typical gains, and you can target high-impact rooms like the living room, kitchen, and the primary bedroom for the best return. If your home predates 1978, be prepared to provide the EPA lead pamphlet and a signed disclosure addendum when you list.
4) Showings and feedback
Keep the home show-ready and plan to step out during showings so buyers feel comfortable. Use a lockbox so agents can show promptly. Secure valuables and personal documents. Review feedback after the first wave of showings and fine-tune staging or price if activity is high but offers are not arriving.
5) Review offers with the big picture in mind
When offers arrive, weigh the total package: price, financing type, closing date, contingencies, earnest money, and any seller-paid concessions. Sometimes a slightly lower cash offer with fewer contingencies is stronger than a higher financed offer. Your agent helps you compare tradeoffs so you can choose with confidence.
6) Inspections and repairs
In Georgia, inspection windows commonly run about 5 to 10 days, though timelines vary by contract. Expect general home inspections and, when needed, specialized checks like septic, roof, or structural. Termite and wood-destroying organism letters are common in our climate, and lenders may request a report if there are signs of activity. You can agree to targeted repairs, provide a credit, or sell as-is while disclosing known issues.
7) Appraisal and underwriting
If the buyer is financing, the lender orders the appraisal. Turnaround is often one to two weeks from order to report. If the value comes in low, solutions include buyer cash to bridge the gap, a price adjustment, or contract termination if contingencies allow. In parallel, title work, lien payoffs, and closing document prep move forward under the supervision of the closing attorney. Many financed deals close in roughly 30 to 45 days after contract, depending on the loan and conditions.
8) Final walkthrough and closing
Buyers typically do a final walkthrough within 24 to 72 hours before closing to confirm repairs and property condition. Georgia is an attorney state, so a closing attorney oversees documents, records the deed with the county, and disburses funds. Bring keys, remotes, and any agreed documentation to the table. Once recorded, you are officially closed.
Georgia and Coweta requirements
Seller disclosures in Georgia
Georgia does not require a single statewide seller property disclosure form, but it is smart to disclose known defects in writing. Also note that brokers have a legal duty to disclose adverse material facts about a property’s condition. That makes transparency the safest path for a smooth sale.
- Learn about Georgia disclosure basics for sellers.
- Review the statutory broker duty to disclose adverse material facts.
Federal lead-based paint rules
If your home was built before 1978, federal law requires you to give buyers the EPA lead safety pamphlet and a signed lead disclosure, along with a 10-day period for lead inspection unless the buyer waives it. You can download the EPA pamphlet here.
Attorney closings in Georgia
In Georgia, a licensed attorney must supervise residential real estate closings and deed conveyances. Expect the closing attorney to prepare or review the deed, handle payoffs, and record with the county. You can read the Georgia Supreme Court’s guidance on attorney-conducted closings here.
Coweta taxes and homestead
Property taxes are prorated to your closing date. If you have a homestead exemption, confirm it for the current year so prorations are accurate. The Coweta County Tax Commissioner’s site has homestead details and deadlines.
Recording, title, and liens
Your closing attorney will obtain payoff figures, clear liens, and record the deed with the Coweta County Clerk’s Real Estate Division. Plan for the time needed to resolve any title issues. See a practical overview of Coweta recording logistics here.
Utilities, sewer, and flood checks
Depending on location, your home may be served by Newnan Utilities or Coweta Water & Sewer Authority. Confirm your water and sewer provider, and whether your property uses public sewer or a private septic system. Buyers and insurers also review floodplain data, so verify your status early using county or FEMA tools.
Termite and WDO items
Termite inspections and wood infestation reports are common in Georgia. Be ready to share treatment history or an active service agreement if you have one. Learn more about typical WDO reports and what lenders may request.
What it costs to sell
- Commission. Local and national averages often cluster around 5 to 6 percent for total commission, but rates are negotiable and set in your listing agreement. Recent industry changes mean buyer agent compensation is now negotiated more explicitly, so review how your listing will handle it.
- Closing costs. Beyond commission, sellers usually pay attorney, recording, title-related items, prorated taxes, and any HOA transfer fees. In many cases, these costs run in the low single digits as a percent of the sale price, but the exact figure depends on your contract and county customs.
- Taxes on gains. Many sellers can exclude up to $250,000 of gain, or $500,000 if married filing jointly, if they pass the IRS ownership and use tests. Review the IRS guide on selling your home and talk with your tax advisor for your specific situation.
Quick seller checklist
- Paperwork to gather:
- Deed, survey if available, HOA docs, warranties, permits, and repair records.
- Most recent tax bill and proof of homestead if applicable.
- Prep and safety:
- Repair leaks, HVAC issues, and electrical or plumbing hazards.
- Refresh paint, landscaping, lighting, and deep clean.
- Marketing readiness:
- Hire professional photos and consider a floor plan and light staging. Review RESA benchmarks for likely ROI.
- Confirm MLS details, showing instructions, and syndication settings.
- Disclosures and compliance:
- Complete a seller disclosure documenting known defects.
- For pre-1978 homes, provide the EPA lead pamphlet and disclosure.
- Title and logistics:
- Confirm payoffs for your mortgage or liens and HOA status.
- Verify utility providers and sewer vs. septic. Check floodplain status.
Ready for a local, hands-on plan tailored to your home and neighborhood? With construction-informed prep, strategic pricing, and polished marketing, you can sell with clarity and calm. If you would like a custom game plan and CMA, reach out to Karen Farmer to get started.
FAQs
How long does it take to sell a home in Newnan?
- Timelines vary by neighborhood and price, but many homes take several weeks to go under contract, followed by about 30 to 45 days from contract to close for financed buyers.
Do I have to complete a seller disclosure in Georgia?
- Georgia does not mandate a single statewide disclosure form, but you should disclose known defects, and brokers must disclose adverse material facts.
Do I need a closing attorney in Georgia?
- Yes. A Georgia-licensed attorney must supervise the closing and deed conveyance for residential sales.
When is a lead-based paint disclosure required?
- For homes built before 1978, you must provide the EPA lead safety pamphlet and a signed disclosure, plus a 10-day inspection period unless waived.
How do property tax prorations work in Coweta County?
- Taxes are prorated to the closing date, and any homestead exemption should be confirmed to ensure accurate prorations.
What if the appraisal comes in low?
- Options include the buyer bringing cash to cover the gap, a price reduction, or ending the contract if the buyer’s contingency allows it.
What repairs should I handle before listing?
- Prioritize water intrusion, roof leaks, HVAC, electrical, and plumbing issues, then address cosmetic updates and staging to boost buyer confidence.
