Buying a Home on Atlanta's North Side, Made Simple
From Marietta and Smyrna to Sandy Springs and Alpharetta, this guide walks you through every step of buying a home, what it costs and where to look. When you're ready, I'll handle the details.
The Home Buying Process in 8 Steps
Here is exactly what to expect, from your first conversation to the day you get your keys.
Get Pre-Approved
Talk to a lender first. A pre-approval tells you your real budget and makes your offer stronger. I can connect you with trusted local lenders.
Make Your Wish List
Separate your must-haves (bedrooms, commute, schools, budget) from your nice-to-haves. It keeps the search focused and fast.
Pick Your Areas
We'll narrow down the North Side communities that fit your lifestyle and price range, then set up instant alerts for new listings.
Tour Homes
I'll schedule showings, point out what to look for and help you compare homes side by side so the right one stands out.
Write a Winning Offer
Using recent sales, I'll help you choose a price and terms that compete without overpaying, then negotiate on your behalf.
Due Diligence
Once under contract, you'll get inspections and review the home during the due diligence period. I'll help you negotiate any repairs.
Appraisal & Loan
Your lender orders the appraisal and finalizes your loan. I track every deadline so nothing slips through the cracks.
Close & Get Your Keys
Do a final walk-through, sign at the closing attorney's office and pick up your keys. Welcome home!
Explore Atlanta's North Side
Every North Side community has its own feel. Click any area to see homes for sale right now.
Marietta
Cobb County's county seat, centered on the historic Marietta Square, with everything from in-town bungalows to large-lot subdivisions.
See Marietta Homes »Smyrna
Close-in and convenient to I-75, I-285 and The Battery Atlanta, with a walkable Market Village and a strong mix of newer townhomes.
See Smyrna Homes »Kennesaw
Home to Kennesaw Mountain and Kennesaw State, with good value per square foot and easy access to I-75.
See Kennesaw Homes »Woodstock
A lively downtown, greenway trails and quick trips to Lake Allatoona make this Cherokee County favorite popular with families.
See Woodstock Homes »Sandy Springs
City convenience along GA-400 and the Perimeter, with Chattahoochee River parks and a wide range of condos and estates.
See Sandy Springs Homes »Roswell
Historic Canton Street dining, riverfront parks and established neighborhoods with mature trees.
See Roswell Homes »Alpharetta
Avalon, Downtown Alpharetta and the GA-400 tech corridor, with newer construction and amenity-rich communities.
See Alpharetta Homes »Brookhaven
Close-in living off Peachtree Road with MARTA access, parks and a mix of classic ranches and new builds.
See Brookhaven Homes »Don't see your area? Search all homes or ask me about any neighborhood.
What It Costs to Buy
Plan for these costs so there are no surprises. Your lender will give you a Loan Estimate with exact numbers.
| Cost | What It Is |
|---|---|
| Earnest money | A good-faith deposit held in escrow and applied to your purchase at closing. |
| Home inspection | A professional inspection during due diligence; add-ons like termite, sewer scope or radon are optional. |
| Appraisal | Required by most lenders to confirm the home's value; usually paid upfront or at closing. |
| Down payment | Varies by loan type. Some programs allow as little as 0–3.5% down; your lender will confirm your options. |
| Closing costs | Lender fees, title insurance, attorney fees, prepaid taxes and insurance. Sellers can sometimes help cover these. |
| After you move in | Homeowners insurance, property taxes and any HOA dues. File for Georgia's homestead exemption with your county to lower your taxes. |
Smart Buyer Tips
- Get pre-approved, not just pre-qualified, before you start touring.
- Don't open new credit cards, finance a car or change jobs before closing.
- Drive your commute at rush hour before you commit to an area.
- Look up the school zones for any home you're serious about.
- Never skip the inspection, even on newer homes.
- Keep your savings in place for closing costs and moving expenses.
Buyer FAQ
Does it cost me anything to work with Phil as a buyer?
Before we tour homes, we'll sign a buyer agreement that spells out exactly how I'm paid. In many cases the seller covers some or all of the buyer agent's compensation. I'll walk you through it up front so there are no surprises.
How long does it take to buy a home?
Most buyers find a home in a few weeks to a few months. Once you're under contract, closing typically takes about 30 to 45 days with financing, or faster with cash.
What is the due diligence period?
In Georgia, the due diligence period is a set number of days after your offer is accepted when you can inspect the home, review the details and, in most cases, back out of the contract. It's one of the most important protections a buyer has.
Who handles the closing in Georgia?
Georgia closings are handled by a real estate closing attorney. They run the title search, prepare the documents and make sure funds are distributed correctly.
Should I buy new construction or a resale home?
Both are great options on the North Side. New construction offers modern layouts and warranties, while resale homes often come with larger lots and established neighborhoods. Bring me with you on your first builder visit so you have representation.
Ready to Start Your Home Search?
Tell me what you're looking for and I'll send you homes that fit, set up showings and guide you all the way to closing.
Call or text (404) 594-1621 or email pmarshall@kw.com