Buying a home in Atlanta, start to finish

Why so many people are moving to Atlanta

• Population: The U.S. Census Bureau's March 2026 estimates put metro Atlanta at about 6.48 million people, the sixth-largest metro area in the country, after adding roughly 62,000 people in a year.
• Jobs: Coca-Cola, Delta, The Home Depot and UPS are headquartered here, and Hartsfield-Jackson is one of the busiest airports in the world.
• Prices: The metro Atlanta median sale price was $423,000 in August 2026 (Atlanta REALTORS® Association). The California median for single-family homes that month was $901,420 (California Association of REALTORS®), more than twice as much.
• Daily life: Four real seasons, lots of trees, room to spread out and an easier pace.

Atlanta home prices and market data

For median list prices, days on market and rents by city and ZIP code, updated monthly, see metro Atlanta market data by city. To see what a home is worth, try the free home value estimate. For how prices have moved month by month this year, see Atlanta home prices in 2026.

Popular cities in north metro Atlanta

Many buyers start with these cities. Tap a city for its prices, days on market and rents.

Public schools are assigned by district. Johns Creek, Alpharetta, Milton, Roswell and Sandy Springs are in Fulton County Schools; Duluth, Suwanee, Sugar Hill, Lawrenceville, Snellville and Peachtree Corners are in Gwinnett County Public Schools; the Cumming area is in Forsyth County Schools; Marietta and East Cobb are in the Cobb County School District (the City of Marietta also has Marietta City Schools); the City of Buford has its own Buford City Schools; and the City of Atlanta is served by Atlanta Public Schools. Homes in the same city or ZIP code can be assigned to different schools, so always confirm school assignment by street address. I check it for every home we look at.

How buying works in Georgia

• 1. Get pre-approved. Sellers take a pre-approved offer seriously, and you learn your real budget at today's rates. Get pre-approved
• 2. Sign a buyer agreement and start touring. Since August 2024, buyers sign a written agreement with their agent before touring that spells out the services and the compensation, which is negotiable.
• 3. Make an offer. The standard Georgia contract has a due diligence period, when you inspect the home and check the details and can walk away as the contract allows. You also put down earnest money. Both the period and the amount are negotiable.
• 4. Inspection and appraisal. If the inspection finds problems, you can negotiate repairs or price. With a loan, the lender also orders an appraisal.
• 5. An attorney closes the sale. In Georgia a closing attorney handles the title search and the funds. You sign and get the keys.
• 6. File for the homestead exemption. If the home is your primary residence and you live there by January 1, file with the county by April 1 of that year to lower your property tax.

How much money you need

• Down payment: Depends on the loan type, the property and your profile. At pre-approval I lay out the options side by side.
• Closing costs: Lender fees, title insurance, attorney fees and prepaid taxes and insurance. A common estimate is 2% to 5% of the price. Try the home cost calculator.
• Property tax: Georgia taxes 40% of the assessed market value at the local millage rate, so two homes at the same price can have very different tax bills depending on the county and city.
• HOA dues: Many neighborhoods have an HOA, and some dues cover a pool, tennis courts and common areas.

The loan: rates, pre-approval and special programs

I am also a licensed mortgage loan officer in Georgia and California (NMLS #2869394), so the home search and the loan stay in one set of hands and the contract deadlines and the loan move together.

• Atlanta home loans: 2026 loan limits, Georgia closing costs and loan programs
• Current mortgage rates: OrangePath's rate sheet, with APRs
• Self-employed and alternative-income loans
• Foreign national and ITIN loans
• DSCR loans for investors
• Conventional and jumbo loans

Moving from California or another state

Selling in California and buying in Atlanta often leaves a meaningful difference. A few real stories from my clients:

• From the Bay Area to north Atlanta
• From Arizona to Johns Creek
• Retiring from New Jersey to Atlanta
• From Beijing to East Cobb

Or browse all of my closed deals.