You just accepted an offer on your Cumming home. Now what? Between contract and closing, there are a lot of moving parts in Georgia. It can feel fast and a little unclear, especially if the buyer has a loan or your home is in an HOA. This guide gives you a clear timeline, common timing benchmarks, Forsyth County details, and a simple checklist so you can plan your move with confidence. Let’s dive in.
Georgia seller timeline at a glance
- Cash closings: typically 7–21 days if title is clear and HOA responses are prompt.
- Financed closings: commonly 30–45 days, with appraisal and underwriting as key drivers.
- Due diligence period: often 7–14 days, negotiated in the contract.
- Appraisal: often 7–14 days from order to report, depending on appraiser availability.
- Payoff quotes: usually valid 7–14 days, so timing matters if closing shifts.
- Recording and proceeds: recording usually same day or within a few business days. Proceeds are disbursed once funds are received and recording is confirmed.
From contract to closing: step by step
Day 0: Contract accepted
Once both parties sign, the contract is ratified. The buyer delivers the earnest money per the contract, and if negotiated, a due diligence fee is paid directly to you. The closing attorney or title company opens the file and orders a preliminary title search. If your home is in an HOA, share the management contact right away.
Days 1–3: Early admin tasks
Title starts the deeper search and requests payoff information from your mortgage lender. The buyer schedules inspections during the due diligence window. If the buyer is financing, the lender moves forward with the loan process and usually orders the appraisal after loan application or early in the contract period.
Days 3–14: Inspections and appraisal
Inspections typically happen early in the due diligence period. Expect repair requests or credits to surface quickly. Appraisals often take 7–14 days from order to report in normal conditions, though it can vary based on appraiser workload and property complexity. Title may issue a title commitment with any clearance items they need from you.
Days 7–30+: Underwriting and conditions
For financed buyers, the lender’s underwriter reviews the file once the appraisal and inspection outcomes are in. They will clear conditions like updated documents, HOA disclosures, or title items. A typical financed sale in our area closes in 30–45 days. Cash deals often close faster, in 7–21 days.
Important note for timing: the buyer’s Closing Disclosure must be delivered at least 3 business days before closing. The closing date should account for that rule.
Final week before closing
Title orders final payoff statements from your lender. Payoff letters usually have an effective window, often around 7–10 calendar days. If closing slides outside that window, a reissued payoff may be required. If your home is in an HOA, the estoppel or resale package should arrive in this period, although some HOAs take up to two weeks. You will also coordinate utilities, your final walk-through timing, and key transfer.
Closing day
You will sign the deed and seller documents with the closing attorney or title company. Title records the deed and any lien releases. Your net proceeds are disbursed by wire or check once funds are received and recording is confirmed. Electronic recording is common, but the exact timing can vary slightly by county workload and title company policy.
Georgia contract basics for sellers
Due diligence and fees
In many Georgia contracts, the buyer negotiates a due diligence period to inspect and decide whether to move forward. A separate due diligence fee is often paid directly to you. This fee is typically non-refundable if the buyer closes. It compensates you for taking the property off the market during that window.
Earnest money and escrow
The earnest money is held by the designated escrow holder. Whether it is refundable depends on the contract and contingencies. Your agent and the closing attorney or title company will confirm who holds the funds and what happens if a termination occurs during due diligence.
Disclosures and seller paperwork
Georgia practice is largely buyer-beware, but most sellers complete a written property disclosure to reduce disputes later. Complete this form thoroughly and honestly. If you have warranties, receipts, or manuals, set them aside so you can transfer them at closing.
Closing attorney or title company role
In Georgia, closings are commonly handled by a closing attorney or title company. They perform the title search, issue the title commitment, request payoffs, calculate prorations and fees, prepare settlement statements, and record the deed. They will guide you on what to sign and bring on closing day.
Forsyth County timing factors
Title and payoff logistics
Title searches uncover mortgages, liens, or judgments that need to be cleared. If old liens appear or a prior mortgage was never released, clearing those items can add days or weeks. Provide your lender’s contact information and mortgage account numbers early so payoffs can be requested right away. Since payoff quotes usually expire after 7–14 days, a small shift in closing can require a refreshed payoff.
HOA estoppels in Cumming
Many Cumming and Forsyth County homes sit in planned communities with HOAs. The closing team will request an HOA estoppel or resale package that shows fees, assessments, compliance items, and transfer charges. Some associations respond within a few business days, while others take up to 10–15 business days. Provide accurate HOA contact details as soon as you are under contract and alert the manager to expect the request.
Taxes, prorations, and recording
Title will prorate real estate taxes between you and the buyer based on the closing date. Bring any tax payment receipts you have. Forsyth County supports electronic recording in many cases. Recording often occurs the same day or within a few business days, depending on volume and whether any additional releases are needed.
Common delays and how to avoid them
Unreleased liens or judgments
- What happens: Title finds a prior mortgage release missing or an old lien still attached.
- How to avoid: Share lender and account details early. If you know of past liens or judgments, alert your agent so title can start the release process.
Slow HOA responses
- What happens: The HOA or management company takes longer than expected to issue the resale package.
- How to avoid: Provide accurate HOA contacts on day one. Ask the HOA to prioritize your request. Some sellers request the package as soon as the file opens to get ahead of the queue.
Payoff timing changes
- What happens: The payoff letter expires if the closing date moves, causing a last-minute reissue and possible delay.
- How to avoid: Ask for payoff quotes early. Expect the date to shift by a few days and be ready to refresh the payoff promptly.
Inspection negotiations
- What happens: A tough repair request drags on or stalls.
- How to avoid: Anticipate likely issues and decide in advance where you can be flexible. Consider addressing obvious items before listing.
Appraisal issues
- What happens: The appraisal comes in below the contract price and the lender needs a resolution.
- How to avoid: Your listing agent can prepare strong comparable sales. If a low appraisal occurs, be ready to negotiate or allow time for a review or buyer cash gap.
Document errors or missing info
- What happens: A typo in the deed or missing account number slows down final clearance.
- How to avoid: Gather requested documents early and double-check details. Respond quickly to the title company.
Your seller checklist
Documents to gather
- Mortgage lender names and account numbers
- HOA or condo management contact and your account number
- Copy of your recorded deed, if available
- Recent property tax bill and any payment receipts
- Utility info for reference and transfer
- Warranties, manuals, receipts, and any inspection reports you plan to share
- Keys, garage remotes, gate cards, and alarm codes
Admin and money prep
- Confirm your forwarding address and how you want to receive funds. A wire is typically fastest. Follow the title company’s wire safety instructions.
- Ask your agent and title for a seller net sheet to preview proceeds and prorations.
- Be reachable during underwriting and the final week. Many last-minute items are simple signature requests.
Move and possession planning
- Build a small buffer into your move plan, ideally 7–14 days beyond the target close date.
- Confirm whether possession is at closing or later. If you need to stay after closing, that must be negotiated and documented in the contract.
- Schedule your final utility readings and service transfers for the agreed possession date.
Timeline benchmarks you can trust
- Cash sale with clean title: about 7–21 days.
- Conventional, VA, or FHA financing: commonly 30–45 days.
- Complex title or HOA situations, or appraisal issues: 45–60 days or more.
- Due diligence inspection period: often 7–14 days, negotiated.
- Appraisal turnaround: often 7–14 days from order, depending on appraiser availability.
- Payoff letters: frequently valid 7–14 days.
Local insights for Cumming sellers
Many Cumming properties are in established subdivisions with active HOAs. That means the HOA estoppel or resale package is a frequent timing factor. Start that process early. Forsyth County supports modern recording workflows, but allow for minor variability in recording and disbursement based on daily volume. The simplest way to stay on track is to share your lender and HOA details on day one, keep an eye on the due diligence and appraisal windows, and confirm your payoff timing during the final week.
Plan your move with confidence
Selling in Forsyth County is straightforward when you know the steps. Focus on the due diligence window, appraisal timing, HOA response, and payoff validity. Share documents early, stay responsive, and build a small buffer into your move plan. With a clear timeline and the right team, you can close on schedule and transition smoothly to your next chapter.
If you would like a tailored seller timeline, a net sheet, or help coordinating title, HOA, and payoff steps, reach out to the team at Occasio Collective. We will guide you from offer to recording with clear communication and local expertise.
FAQs
How soon do Cumming sellers get paid after closing?
- Proceeds are typically disbursed once funds are received and recording is confirmed, often the same day for wires or within one business day depending on title company policy and bank processing.
What if my mortgage payoff changes before closing?
- Payoff quotes are time sensitive. If the date shifts, title will request an updated payoff. Small timing changes can require a reissued payoff and could add a few days.
Who orders the HOA estoppel in Forsyth County?
- The closing attorney or title company usually orders it using the HOA contact you provide. Timing varies by association and can range from a few business days to about two weeks.
Can I stay in my house after closing in Georgia?
- Only if the contract includes a post-closing occupancy agreement with clear terms and insurance considerations. Do not assume you can remain without a written agreement.
Do sellers need to worry about the buyer’s Closing Disclosure timing?
- The buyer’s lender must deliver the Closing Disclosure at least 3 business days before consummation. Your role is to coordinate with the closing team so the target date respects this timing.
