Moving to Atlanta in the next three months? You’re not alone, and you don’t have to figure it out on your own. Relocation has a lot of moving parts, from timing your lease to touring homes from out of state. In this guide, you’ll get a simple 90‑day plan that shows you what to do each week so you can buy with confidence in the City of Atlanta and Fulton County. Let’s dive in.
Your 90‑day Atlanta buyer roadmap
Days 1–30: Prep and your neighborhood shortlist
In your first month, focus on financing and clarity. Get a written mortgage pre‑approval by pulling together pay stubs, W‑2s or 1099s, tax returns if applicable, bank statements, and ID. Hire a local buyer’s agent who handles remote tours and relocation logistics so you can move fast when the right home appears.
Build a shortlist of 3–6 neighborhoods that fit your life. Filter by commute time to Downtown, Midtown, or Buckhead, access to MARTA or major highways like I‑75, I‑85, I‑20, and GA‑400, housing type, and amenities. Set your budget and non‑negotiables like bedroom count, yard, garage, and maximum commute.
Start virtual research to save time. Review 3D tours, live video walkthroughs, and floor plans. Ask for HOA docs and utility cost history when available. If you can travel, pencil in a 1–3 day house‑hunting trip for Days 31–45.
Deliverables to have ready:
- Pre‑approval letter
- Ranked shortlist of neighborhoods and criteria
- Tentative calendar for in‑person touring
Days 31–60: Touring, offer strategy, and loan steps
Use live virtual walkthroughs to narrow options and flag top contenders for your trip. If you visit, group showings by geography to cover more ground in a day. Bring a checklist for each home so you can compare apples to apples.
Finalize your mortgage application and discuss whether to lock your rate. With your agent, prep a clear offer strategy, including contingencies for inspection, appraisal, and financing, as well as earnest money and preferred closing date. If your current lease ends soon, plan for overlap, a seller rent‑back, or short‑term housing in case of delays.
Decision points to expect:
- If multiple offers are common in your segment, consider an escalation clause or a stronger earnest money deposit after consulting local norms.
- If you need flexibility on possession, negotiate a later possession date or a post‑closing occupancy arrangement.
Days 61–90: Under contract to keys in hand
Once you’re under contract, move quickly on due diligence. Complete the inspection within your contingency window and negotiate repairs or credits. Order the appraisal through your lender and confirm your title commitments and homeowner’s insurance.
If you won’t be in Georgia for closing, confirm remote signing or e‑notarization options early. Line up your movers, utility start dates, and internet service to coincide with possession. Families should finalize school registration, transfer records, and set first appointments with new medical providers.
Plan for contingencies:
- If the seller requests a longer close or a rent‑back, document rent amount, duration, and insurance clearly in the contract.
- If underwriting takes longer than expected, keep a short‑term rental option for a 2–4 week buffer.
Choosing neighborhoods in Atlanta and Fulton County
Commute and transit filters
Your daily route drives your short list. Proximity to MARTA rail and bus lines makes Midtown, Old Fourth Ward, Inman Park, and parts of Buckhead appealing for many commuters. If you rely on highways, easy access to I‑75, I‑85, I‑20, or GA‑400 can simplify trips to major employment centers. For bike and pedestrian access, consider how the Atlanta BeltLine connects to your preferred areas.
Housing types and amenities
Intown neighborhoods offer a mix of condos, townhomes, and older bungalows or craftsman homes. Examples include Virginia‑Highland, Candler Park, West End, East Atlanta Village, and Grant Park. Fulton County’s northern communities, such as Sandy Springs, Roswell, Alpharetta, and Johns Creek, include more suburban single‑family options. Match the home style to your lifestyle, whether you want walkable coffee shops or a larger yard.
Schools and zoning checks
If schools factor into your move, confirm assignments for a specific address before you write an offer. Most of the City of Atlanta is served by Atlanta Public Schools, while surrounding areas are served by Fulton County Schools and other districts. Enrollment timing, paperwork, and program availability vary, so contact the district registrar early, especially if you are moving mid‑year.
Remote touring and buying with confidence
Virtual tour checklist that saves time
Ask your agent to combine 3D tours with live video walkthroughs. Request slow pans of each room, closets and cabinets, and exterior shots including the roofline, driveway, yard, and neighboring homes. Ask for oriented photos, notes on sunlight, and a short video capturing ambient noise, especially if a property is near busy roads or rail.
Verify key measurements like bedroom sizes and ceiling heights. Request seller disclosures, any available permit history, and recent utility bills if provided. If you cannot attend the inspection, arrange for a live video call with the inspector and make sure you receive a full photo report.
Inspections and repair talks when you’re remote
Use inspectors who deliver thorough digital reports quickly. Before you go under contract, discuss your preferred remedy paths: seller repairs, credits, or price adjustments. If significant issues surface within your inspection contingency, keep the option to walk away.
Safe, flexible closings from out of state
Many title companies in the Atlanta area support remote notarization and e‑closings. Confirm these options early with your title team. To avoid wire fraud, always verify wiring instructions by phone using a known, secure number. If you must sign in person outside Georgia, arrange for couriered documents and build in return time.
Aligning your purchase with a lease
Options for timing your move
To avoid a gap, try to align your closing and possession date with the end of your lease. If that is not feasible, you can request a post‑closing occupancy where the seller remains in the home briefly and pays rent. As a fallback, line up short‑term housing for 1–4 weeks in case of underwriting or repair delays.
Practical steps to reduce stress
Give formal lease notice only after your closing timeline is reasonably firm. If you need early occupancy or a later possession date, include those terms in your offer. Coordinate your move plan with lender milestones and inspection dates so you are not packing before contingencies are resolved.
Costs, taxes, and closing basics
Closing costs are shared per the purchase contract and vary by lender, title fees, and prepaid items. As a general guide, typical buyer closing costs nationwide often range from 2–5 percent of the purchase price. Your monthly costs will also include property taxes, homeowner’s insurance, and any HOA dues.
Property taxes in Fulton County depend on location and exemptions, such as homestead or senior exemptions, which have deadlines and application rules. Ask your agent and closing attorney about local timelines so you can apply promptly after closing. If you are financing, confirm your escrow setup for taxes and insurance with your lender.
Moving logistics checklist for Atlanta
Use this list to keep your move on track:
- Vehicle and license: Review Georgia Department of Driver Services requirements for license and registration timelines.
- Utilities: Schedule electricity, water, gas, and internet for possession day.
- Change of address: Update USPS, employer, banks, subscriptions, and important services.
- Schools and records: Confirm enrollment documents, transfer records, and immunizations.
- Medical and pets: Transfer medical and vet records; verify local pet licensing rules.
- Voter registration: Register in your new county and note upcoming election deadlines.
Sample 90‑day calendar
- Week 1: Gather documents, get pre‑approval, hire your buyer’s agent, create your neighborhood shortlist.
- Weeks 2–3: Do virtual tours, research commute and schools, refine budget and non‑negotiables.
- Week 4: Schedule an in‑person visit; prioritize your top listings.
- Week 5: Tour in person; choose a property and prepare your offer.
- Weeks 6–7: Submit offer and negotiate terms including contingencies and possession date.
- Weeks 8–9: Complete inspection and appraisal; finalize mortgage underwriting.
- Weeks 10–12: Close, move in, activate utilities and insurance, and complete school enrollment.
How we help you relocate smoothly
You deserve a clear plan, responsive communication, and local insight you can trust. We specialize in buyer representation, relocation assistance, and new‑construction and renovation advisory across Intown Atlanta and the northside suburbs. From curated shortlists and live video tours to inspection strategy and e‑closing coordination, we manage the details so you can focus on your move.
If you’re ready to make Atlanta home, let’s build your tailored 90‑day plan. Connect with Gretchen Lennon to schedule a free consultation.
FAQs
How long does a typical Atlanta closing take?
- Most closings take about 30–45 days after you go under contract, depending on financing, appraisal, title, and negotiated terms.
Can I buy a home in Atlanta without visiting in person?
- Yes. Many buyers purchase remotely using robust virtual tours, live walkthroughs, and trusted local agents and inspectors who document everything.
How do I match my home purchase to my lease end date?
- Negotiate possession and closing dates, consider a seller rent‑back, or arrange short‑term housing. Give lease notice after your closing timeline is clearer.
What should families know about Atlanta school enrollment when relocating?
- Contact the district registrar early to confirm required documents and timing, and verify the school assignment for your specific address.
How do I avoid wire fraud when closing from out of state?
- Confirm wiring instructions by phone using a known, trusted number and follow your title company’s security protocols before sending funds.
