Why the math changed

Georgia assesses property at 40 percent of fair market value, and as metro Atlanta values rose, so did assessments — without the homestead protections an owner-occupant gets, since a rental does not qualify. Insurance premiums have risen across the state. And the make-ready itself costs more: flooring, paint, appliances, an HVAC system at the end of its life.

For an owner who wanted passive income and got a second job, the decision often is not about the market at all. It is about not spending another $15,000 to re-lease a house.

Sell occupied, vacant, or mid-turnover

  • Occupied with a paying tenant, mid-lease or at will
  • Occupied with a tenant in arrears, or with a dispossessory case filed
  • Vacant and stripped between tenants
  • Half-renovated, with the work stopped
  • Multiple houses in one closing
  • Duplexes, triplexes, fourplexes, and small multifamily buildings
  • Subsidised tenancies, including Housing Choice Voucher holders

What we look at on a rental

Condition and location drive the number, but the lease matters too. We look at the rent against the market, the term and renewal dates, the payment history, the deposit accounting, and whether the tenancy is subsidised. A long-standing tenant paying reliably under market is a different situation from an at-will tenant six weeks behind.

Accurate information helps you. A rent roll that turns out to be optimistic is the most common reason a rental purchase gets renegotiated late, and we would rather price the real situation from the start.

Taxes on the sale

Georgia has a state income tax, so a gain on the sale is taxable at the state level as well as federally, and a rental also carries federal depreciation recapture — which surprises owners who budgeted only for capital gains. Georgia additionally imposes withholding on sales by non-resident sellers, administered by the closing attorney.

If a 1031 exchange is part of the plan, the qualified intermediary has to be in place before closing rather than arranged afterwards. Talk to a CPA before signing; the sequence matters.

Frequently asked questions

Can I sell a Georgia rental with a tenant in place?

Yes. The lease and the deposit transfer to the buyer at closing and the tenancy continues.

Do I have to do a make-ready before selling?

No. We buy rentals in current condition, including mid-turnover and stripped units.

Can I sell several rentals at once?

Yes. A single closing across multiple addresses is common and usually simpler for both sides.

Will you buy a rental where the tenant is not paying?

Yes. Share the ledger and the status of any demand or dispossessory case.

Is there state capital gains tax in Georgia?

Yes — Georgia taxes the gain as income at the state level, on top of federal capital gains and depreciation recapture. Talk with a CPA.

This page is general information about selling property in Georgia, not legal, tax, or financial advice. Laws change and every situation is different, so talk with a qualified Georgia professional about yours.