How To Sell Land In Georgia

Selling land in Georgia involves many of the same steps as selling a home, but with some unique considerations. 

Whether you’re selling a vacant lot in the city, rural acreage, farmland, timberland, or any other type of land, the process requires preparation, knowledge of state laws, and a good strategy. 

This guide will walk you through how to sell land in Georgia, including doing it by owner (FSBO) and accepting cash offers, in a way that’s detailed yet easy to understand. 

We’ll also highlight special issues for different land types (from unused lots to inherited land) so you can tackle any situation with confidence. Ready? Let’s dive right in!

Understanding Georgia’s Land Sale Process and Laws

Georgia Closing Requirements

Georgia law requires a licensed attorney to oversee all real estate closings, including land sales. This means when you reach the final stage of the sale (the closing, where documents are signed and the deed transfers), an attorney must supervise the process and prepare the deed and closing paperwork.

It’s not optional – having an attorney at closing is mandatory in Georgia to ensure the transfer is legal and properly executed. The attorney will also handle the title transfer and make sure all funds are distributed correctly.

Written Contracts

In Georgia, any agreement to sell real estate (land included) must be in writing to be enforceable under the Statute of Frauds. Verbal agreements won’t hold up. So, you will need a written purchase and sale agreement signed by both parties. This contract outlines the price, any conditions, and the responsibilities of the buyer and seller. You can have an attorney draft or review this contract, or use a template (more on forms in a bit), but it’s crucial to get everything in writing.

Clear Title and Liens

Before you can sell, you must have a clear, marketable title to the land. “Clear title” means you have proof of ownership and no unresolved claims or encumbrances (like liens) that would prevent you from transferring full ownership. 

Liens are legal claims against the property, often due to debts like unpaid taxes or mortgages. If your land has back taxes or outstanding liens, these will need to be paid off or otherwise resolved before or at closing. 

Georgia closings include a title search to find any such issues. For example, unpaid property taxes or an old lien can stall or jeopardize the deal, so those must be addressed to give the buyer a clean title. If you’ve inherited the land, make sure the estate went through probate (the legal process to settle a deceased person’s estate) and the property is now officially in your name. 

In Georgia, heirs property (land passed down without clear title) can’t be easily sold until ownership is legally clarified; every heir with an interest could potentially complicate or block the sale until the title is cleared. 

Essentially, marketable title is necessary – any cloud on the title (such as co-heirs, claims, or tax deeds) should be cleared through the courts or paid off so you alone have the right to sell. It’s wise to run a title search early and consult a real estate attorney if any issues come up.

Zoning and Land Use

Before listing your land, check its zoning designation and any land use restrictions or covenants.

Zoning laws dictate how property can be used (residential, commercial, agricultural, etc.), and restrictive covenants or easements might limit activities on the land. 

You should verify the zoning and any restrictions with the county or city planning office and be prepared to inform buyers about them. 

For instance, if the land is zoned agricultural and a buyer wants to build a house or start a business, that’s important information. 

Being upfront about zoning or usage limitations (and whether the buyer would need a zoning change) can prevent surprises later. Similarly, if there are environmental factors (like part of the land is wetlands or in a protected area), you or the buyer may need to follow certain regulations. 

While Georgia doesn’t require a formal disclosure form for vacant land, it does require that sellers disclose any known material facts that aren’t obvious to a buyer. 

Georgia is a “buyer beware” state for real estate, meaning the buyer is expected to do due diligence, but you cannot hide known problems that a buyer couldn’t discover on their own. 

For example, if you know the land has a boundary dispute, an underground contamination issue, or a deed restriction, you should inform the buyer. Honesty will protect you from legal trouble down the road.

No Mandatory Seller’s Disclosure Form

Unlike some states, Georgia doesn’t force land sellers to fill out a specific disclosure form. However, as noted above, you shouldn’t conceal any “important information” that could affect the buyer’s decision.

It’s often a good idea to provide a simple written disclosure of anything notable (for example, “property occasionally floods on the back side during heavy rain” or “old well on site has been capped”) so the buyer is aware. 

This can be informal or you might use a template, but making disclosures in writing can give both parties peace of mind. If nothing else, at least be ready to answer questions about the land’s condition, boundaries, utilities, or legal status honestly.

Documents and Forms

Typically, selling land involves a purchase and sale agreement (the contract) and a deed to transfer the property. 

Georgia REALTORS® have standard contract forms for land, but those are only accessible to members (agents). 

FSBO sellers can instead use alternative templates, such as a free “Contract for Sale of Real Estate” provided by the State Bar of Georgia, which is a simple three-page contract with explanations. You don’t need to draft a contract from scratch – you can find a template and fill in the details (property description, price, contingencies, etc.). 

After the sale, you’ll sign a deed over to the buyer. In Georgia, the main types of deeds are warranty deeds, limited warranty deeds, and quitclaim deeds. A warranty deed is most common in sales – it guarantees that you have good title to the property and will defend it against any claims. (A limited warranty deed gives a narrower guarantee, and a quitclaim deed gives no guarantees – usually only used between family or to clear up title issues.) 

Most buyers will expect a warranty or limited warranty deed, ensuring they receive clear ownership. An attorney will typically prepare the deed as part of the closing. Also note, your county may have specific forms or procedures; for example, Cobb County’s Superior Court Clerk provides sample warranty deed and quitclaim deed forms online for public use. 

You’ll have to file the signed deed with the county Clerk of Court after closing (usually the attorney handles recording, but be aware of any county deed recording fees or real estate transfer taxes that might apply).

In summary, get your legal ducks in a row: 

• Use a written contract
• Clear up any title issues
• Check your zoning
• An attorney will be part of the closing. 

With the legal basics covered, you can move on to actually selling the land – either on your own or with help.

Selling Land by Owner (FSBO) in Georgia

“For Sale By Owner” (FSBO) means you, the owner, are selling the land without a real estate agent. 

The benefit is you save on the commission (agents often charge around 5-6% of the sale price), which can mean more money in your pocket. The challenge is that you have to do all the work an agent would do – pricing, marketing, negotiating, and paperwork. 

FSBO land sales in Georgia are common, but success depends on how prepared and proactive you are.

In fact, nationwide only about 12–15% of owners who attempt to sell property themselves actually succeed in closing the deal.

This is because some owners give up or make mistakes. 

But don’t let that statistic scare you: with the right approach, you absolutely can sell your land without a realtor and potentially net an extra ~6% (the money you’d have paid an agent) on the sale.

Sell Land Cash facilitates FSBO and does not take commissions off the sale.

Below are the key steps to selling your land by owner in Georgia, along with tips to make each step go smoothly:

Research the Local Land Market and Set a Price

Start by figuring out what your land is worth.

Land values can vary widely even within the same county based on size, location, road access, zoning, whether utilities are available, and so on.

Look at recent sales of similar land in your area – you might find some information on sites like Zillow, county property records, or by talking to local real estate professionals. 

If your land is rural or specialized (like farmland or timberland), consider contacting local appraisers or realtors who know land to get a comparative market analysis. 

The goal is to set a competitive asking price that isn’t too high (which would scare off buyers) but still gets you fair value. 

In fact, some experts suggest pricing slightly below comparable parcels (about 5-10% under) to attract more interest, especially if you want a faster sale. You can always negotiate up if there’s strong interest.

Remember that land often doesn’t move as quickly as houses, so an unrealistic price can make it sit unsold for a long time. Also, consider the per-acre price (if it’s a larger tract) in comparison to other properties.

Pricing land can be tricky, so do your homework on this step.

Gather Important Documents and Ensure Clear Title

When you sell without an agent, you’re responsible for handling the paperwork and legal steps, so get organized early. 

Here’s a quick rundown on what to do:

• Locate your deed and confirm you have authority to sell (if the land is jointly owned or inherited
• Make sure all owners/heirs are on board and the title is in order).
• Pull together documents like your property survey or plat map, any past title reports or title insurance policies, tax records (so you know if any taxes are owed), and information on any easements or restrictions on the land. 

Documents Needed To Sell Land By Owner In Georgia

Selling land in Georgia is case-by-case, but a few core documents are always required, while the rest depend on the land type, county rules, and buyer requirements. Here are some documents needed:

• Deed (Warranty Deed or Quitclaim Deed — the document that transfers ownership)
• Existing Title Insurance Policy (helps the buyer verify title history)
• Property Survey (optional but highly recommended; shows boundaries, easements, access)
• Legal Description of the Property (usually found in the current deed)
• Property Tax Records (county tax history, proof taxes are paid or disclose unpaid taxes)
• Plat Map (county-recorded map showing parcel layout)
• Disclosure of Known Issues (encroachments, liens, access problems, easements, etc.)
• HOA Documents (if the land is part of a subdivision with an HOA)
• Utility/Well/Septic Information (if applicable; perk test results are useful for buyers)
• ID and Notary for Closing (Georgia closings require notarization)
• Purchase & Sale Agreement (the contract between buyer and seller)
• Closing Statement (prepared by the closing attorney or title company)
• Lien Release Documents (if any liens exist and are being cleared at closing)

Having these ready shows buyers you’re prepared and lets you answer questions quickly. 

Georgia doesn’t mandate a bunch of seller’s disclosures, but it’s wise to put together a simple list of anything a buyer should know (as discussed earlier) and to have any available reports (like a soil test or environmental report) handy.

If your land has an existing survey showing boundaries, that’s a big plus – buyers may ask for one. If not, you might consider getting a survey done, especially if boundaries are unclear or if you suspect any encroachments. 

Also, plan for the contract and deed preparation. 

While you can find templates and handle a lot yourself, it’s often worth investing a few hundred dollars (or a couple thousand at most) in a real estate attorney to review your contract and handle the closing paperwork. 

An attorney can make sure the legal description of the land is correct on the deed, that the purchase agreement covers all important terms, and that the closing goes smoothly. 

This small investment can prevent costly mistakes. (And remember, Georgia requires an attorney at closing anyway, so you will be hiring one at least for that stage.)

Make the Land Presentable (Curb Appeal)

Even though you’re selling dirt and not a house, first impressions matter for land too. 

A parcel that looks cared for can attract more buyers than one that’s overgrown or full of trash. You don’t need to spend a fortune, but do some basic clean-up and maintenance before showing the land.

• For example, mow any overgrown areas, trim back brush or low-hanging limbs on paths or property lines, and remove any junk or debris dumped on the property. 
• If there’s an old structure or fallen fence that creates an eyesore, consider removing or repairing it. 
• For wooded land, you might clear a simple walking trail so people can explore the property, and maybe trim a few trees to open up a nice view if one exists. The idea is to help buyers see the land’s potential. 
• If the land could be used for building, make sure the potential home site area is accessible and visible (flagging corners can help). If it’s farmland, maybe have it mowed or disked so it looks neat. 
• You could also get a soil test (percolation test) if the buyer will need to install a septic system – having that information available is a bonus. 

These little steps show “pride of ownership” and can make your property stand out. 

As one guide puts it, the more visually enticing your property appears, the easier it is for buyers to picture its potential.

Advertise and Market the Land Widely

Marketing is absolutely critical in an FSBO sale. You want to cast a wide net to reach all possible buyers.

Good Photos

Start with good, clear photos of the land. If feasible, drone shots can highlight the property features and surrounding area.

Visible Signage

Next, put up signs – a large “For Sale By Owner” sign on the property with your phone number is a must (if the land has road frontage). Also consider directional signs from nearby main roads, especially if the land is hard to find.

Multiple Online Listing

Create a simple online listing: there are websites specifically for land sales where you can list FSBO properties. 

For example, you can post on general sites like Craigslist and Facebook Marketplace, but also look at land-focused sites such as LandWatch, Lands of America, Land and Farm, or even FSBO sites like ForSaleByOwner.com.

In your online listings, include all the important details: 

• Acreage
• Location
• Zoning
• Road access
• Availability of utilities (water/electric)
• Septic or sewer info
• Any special features (creek, view, etc.)
• Whether you’re offering any owner financing. 

Mention if you have a survey or if the boundaries are marked. The more information you provide, the more comfortable buyers will feel. 

Leverage Social Media

Post in local community groups or land buyer groups on Facebook, and don’t forget a basic word-of-mouth email or text to people you know who might spread the word.

Traditional methods help too: some sellers print flyers and leave them at local feed stores, community bulletin boards, or mail them to neighbors and local investors. If your land would appeal to a certain niche (e.g. hunting land, farming, or home building), target those audiences. 

The key is maximum exposure: the wider your exposure, the higher the likelihood of connecting with interested buyers.

Be Responsive and Negotiate Smartly

Once your marketing is out, be ready to handle inquiries.

Since you’re acting as the “agent,” you’ll get calls or emails from prospective buyers or even real estate agents with clients. Respond promptly and professionally. 

• Have digital copies of your survey or other docs ready to email. 
• When someone wants to see the land, try to accommodate them or give them permission to walk it (with proper instructions to avoid getting lost or trespassing on neighbors).

Price & Payment Scheme Negotiations

When offers come, review them carefully. Buyers might offer less than your asking price – that’s normal. Don’t take low offers personally, but also don’t feel pressured to accept a “lowball” either.

 Often, the first offer is just a starting point; experienced land buyers might start with a low offer to test you. 

If an offer is too low, you can counteroffer at a price you find reasonable. You might eventually meet in the middle. 

Also consider the terms: a cash offer (no financing contingencies) or an offer with fewer strings attached might be worth taking a bit lower price for, because it’s more likely to close smoothly.

If you have multiple interested parties, that’s ideal – you can politely let each know there’s competition (which encourages better offers). 

Also think about offering incentives: for instance, you could offer to cover some of the closing costs or be flexible on the closing date if it helps a deal happen. 

Some FSBO sellers even offer owner financing (you act as the bank and let the buyer pay over time) – this can vastly widen your buyer pool, because a lot of land buyers struggle to get bank loans. Only do this if you are comfortable with the risk and you structure it legally (you’d definitely use an attorney for an owner-finance deal to draw up the promissory note and security deed). 

In general, be willing to negotiate and stay patient. 

It often takes longer to sell land than a house. Price is not the only factor; flexibility on terms can clinch a deal. Remember, some money now might beat waiting forever for a perfect price.

Close the Deal (With Professional Help)

Once you accept an offer, it’s time for escrow and closing. 

In Georgia, typically, a closing attorney or title company (with an attorney) will handle the closing. Even for FSBO, you’re not on your own at this stage – you’ll select an attorney (or the buyer might, since the buyer often pays for title services in land deals, though this is negotiable) to prepare the closing documents, run the official title search, and facilitate payment.

The attorney will draw up the new deed transferring the property to the buyer and get all the signatures notarized at closing. They’ll also handle the settlement statement (showing the money flow, including any prorated taxes or fees) and make sure any liens or owed taxes are paid out of the sale proceeds.

All parties (you and the buyer) will sign the necessary papers. 

By Georgia law, the attorney must be present or involved in the critical parts of this closing process. 

As the seller, your main jobs at closing are to sign the deed and other affidavits, and hand over any keys or documents (though for raw land there’s usually nothing to hand over except maybe gate keys or survey stakes). 

After signing, the attorney will record the deed with the county and disburse funds – you’ll get your sale proceeds (usually via wire or check) once everything is signed and any payoffs are handled.

Having a real estate attorney guide the closing protects your interests and is actually a requirement in Georgia, so don’t worry that you have to figure out the legal paperwork alone. 

One more thing: before closing, the buyer may have a due diligence period to inspect the land or verify things like zoning or soil percolation. Be cooperative during this time; if they need to, say, have a surveyor or soil engineer visit the property, work with them on access.

If an issue arises (e.g., a minor title defect or an encroachment), be ready to address it – often the closing attorney can help resolve title issues (for example, by paying off a lien or getting a missing signature). Once you get to the closing table and sign everything, congratulations – you’ve successfully sold your land by owner!

FSBO Quick Tip: Keep a record of all communications with potential buyers. When you agree on a price and terms with someone, put it in writing in the sale contract and have both parties sign. 

Until that contract is signed, either party can back out, so getting the agreement on paper is crucial. 

Also, require a reasonable earnest money deposit from the buyer when you go under contract – this is a good faith deposit held in escrow (often by the attorney) to ensure the buyer is serious. It can be a few hundred to a few thousand dollars depending on land value. This deposit usually counts toward the purchase price at closing, or if the buyer breaches the contract without a valid reason, you might keep it (subject to the contract terms). An earnest money clause is typically in standard contracts.

Selling Land for Cash (Fast Cash Sales)

You might have seen signs or ads like “We buy land for cash!” or perhaps you just want a quick, no-fuss sale even if it means taking a bit less money. 

Selling for cash simply means the buyer will pay the full purchase price without needing a loan from a bank.

This can significantly speed up the process because you eliminate the time and uncertainty of mortgage approval. In land transactions, cash buyers are fairly common – many land buyers are investors or individuals who have funds ready, especially for lower-priced parcels. Here’s how to approach a cash sale:

Advantages of a Cash Sale

• A cash transaction can often close in a matter of weeks, since you’re mainly waiting on title work and the attorney’s schedule, not a lender’s underwriting process.
• It also means fewer contingencies – cash buyers usually won’t require appraisals or worry about bank-required inspections.
• You might also avoid paying some costs (for example, no bank fees, and investors often pay most closing costs as part of their pitch). 
• If you’re in a hurry due to life changes, avoiding foreclosure, dealing with an estate, or just don’t want the ongoing tax and maintenance costs, a cash buyer can be very appealing.

There are plenty of real estate investors actively looking for land in Georgia – with billions invested in land development in Georgia each year, there are buyers “with cash in hand” looking to purchase properties outright.

Finding a Cash Buyer

Marketing to cash buyers is similar to FSBO marketing, but you might target it a bit differently. 

Many land buying companies and investors search online listings, so definitely list your property on land websites and indicate “cash sale” or “priced for quick sale.” 

You can also reach out directly to companies that advertise “we buy land” – just be sure to vet them (check their reviews or Better Business Bureau) before entering an agreement. 

When advertising, highlight the aspects that a cash investor would care about. For instance:

• Market value vs your low asking price
• Development potential
• Quick closing available

You could also use the MLS (Multiple Listing Service) through a flat-fee listing or agent friend to get broader exposure to investors. 

Use multiple channels

Put it on the MLS or Georgia land listing services, post on sites like LandWatch, Lands of America, and Craigslist, and even blast out information to any local builders or farmers who might buy it quickly. 

Some investors network in local real estate meetups or Facebook groups – consider posting there that you have land for sale and are seeking cash offers. 

Also, a big “For Sale – Cash Price” sign on the property can catch the eye of local land buyers driving around. 

The key is to make sure people know it’s available and that you are open to quick, cash deals.

Pricing for a Fast Sale

If you want a very fast sale, be prepared that you might have to price the land a bit below market value to attract quick offers.

Cash buyers (especially investors) are often looking for a bargain – that’s their incentive to come in with cash. They need some margin to maybe resell the land or justify the investment. So, don’t shoot for top-dollar if speed is your priority. 

Research recent sales (especially any “as-is” or quick sales) in your region and see what discount level brought those deals. Setting your asking price just under the going rate can generate a lot more interest fast. 

The good news is land in Georgia, depending on location, is in demand for various uses (development, farming, recreation), so if priced attractively, it should draw attention. 

One tip: emphasize in your ads that you are selling “as-is for cash, quick closing available.” This signals to buyers that you’re motivated, which can bring out the serious cash offers. However, be cautious not to undersell drastically – you still want a fair price. 

If possible, get more than one offer by keeping your marketing going for at least a short time, so you’re not forced to accept the first low offer. As one source advises, don’t fall for the very first lowball offer – it’s common for initial bids to be below fair value; you can counteroffer and see if others emerge.

In short, price it to move, but make sure the price still makes sense for you.

Due Diligence and Preparing for a Quick Close

Just because a sale is “cash” doesn’t mean you skip all the formalities.

The buyer will still want a clear title, and likely the buyer (or the closing attorney) will do a title search.

In fact, no serious cash buyer will proceed if you can’t prove clear ownership and a clean title. Some buyers will take a look at clouded titles, but they are the exception, not the rule.

So all the earlier advice about clearing liens, having probate done, etc., fully applies. 

In a fast cash scenario, it’s even more important to have your paperwork ready upfront: surveys, deeds, and any title work you have. Being organized can enable closing in maybe 1-3 weeks. 

Also, make the land accessible for the buyer’s inspection – cash buyers might still want to walk the property or do a quick survey or environmental check if they plan something specific. 

Another thing to consider is a real estate attorney or title company to handle the closing (which you need in Georgia anyway). Many cash buyers (especially companies) will actually handle the closing details for you as part of their service – they’ll say “we pay cash and cover the closing costs.” 

If you go that route, still read the documents they send and don’t hesitate to have your own attorney look them over. Ensure that the agreement doesn’t have any surprises (like some cash buyer contracts might include a clause that they can back out at the last minute or that they’re actually going to assign the contract to someone else – you want to know what you’re signing).

Legitimate cash buyers will be transparent and professional.

Negotiating with Cash Buyers

Even in an “as-is, cash” deal, you can negotiate.

You might think a cash offer is take-it-or-leave-it, but terms are still negotiable. For instance, you could negotiate the following:

• Who pays closing costs (often investors will cover them, but if not, it’s worth asking)
• Closing date (maybe you want it sooner or need a little more time)
• Earnest money (you might ask for a non-refundable deposit after due diligence if the buyer wants a long closing period).

If an investor’s offer is a little too low for comfort, don’t be afraid to counteroffer.

Show them any data you have on the land’s value to justify your price, or point out desirable features of your land that support a higher number. 

Oftentimes, they’ll increase the offer at least somewhat, because they expected you to negotiate. Just remember your leverage might be limited if you truly need a fast sale. 

One strategy is to let a cash buyer know you’re talking to a couple of parties – a bit of (truthful) competitive tension can motivate them to give a better price or terms.

On the other hand, if you get a fair cash offer from a reputable buyer, and you value the speed and certainty, it can be wise to accept rather than squeezing every dollar and possibly losing the deal. 

Strike a balance that you’re comfortable with.

Avoiding Scams

Most cash-buying companies are legitimate, but be wary of any “too good to be true” situations. 

Common sense red flags: a “buyer” who won’t discuss on the phone or won’t use a Georgia attorney or title company to close, or anyone asking you to pay money upfront. 

Real cash buyers will pay you, not the other way around (though it’s normal for the seller to pay pro-rated taxes or maybe a small recording fee at closing, you shouldn’t be paying big fees to the buyer). 

Also, ensure any contract you sign clearly states the purchase price and does not give the buyer open-ended rights to change terms. Using a standard Georgia land purchase agreement (filled in for a cash deal) and involving a closing attorney will protect you here. If in doubt, get a quick consultation from a real estate lawyer before signing a contract with an investor.

Selling for cash in Georgia can be a fast and smooth process if you follow these tips. Many landowners find it convenient – just make sure you still do your homework on the value of your land so you don’t leave too much money on the table.

Special Considerations for Different Types of Land

Not all land is the same. You might be selling a tiny suburban lot, or hundreds of acres of timberland, or something in between. 

The core process of selling is similar for all, but different types of land come with unique points to consider. Below we address some special situations and land types, and how to handle them when selling in Georgia:

Unused Vacant Lots (Residential Lots)

If you have a vacant lot, say in a neighborhood or city, check if there are any HOA (Homeowners Association) rules or neighborhood covenants that affect the lot (for example, architectural guidelines if someone builds on it). 

When marketing a lot, your likely buyers are individual homebuilders or neighbors. 

A great strategy is to reach out to the neighbors on either side of the lot – often, neighbors might want to buy an adjacent lot to expand their yard or to control who builds there. 

You can send a friendly letter letting them know the land is for sale. Emphasize things like whether the lot has utility hookups available (water, sewer, electricity) or if a sewer tap fee has been paid, etc. 

If the lot is in a platted subdivision, have a copy of the subdivision plat to show buyers. 

Also, verify the setback requirements and any minimum size restrictions for building with the local planning department – buyers will ask if they can build a certain size house, so having those answers (or a reference to the local code) will help. 

Essentially, treat a vacant lot sale a bit like selling a home: highlight the location benefits (school district, proximity to town, etc.) and be ready for buyer questions about permits and building.

Rural or Undeveloped Land

When selling raw rural land (maybe a tract out in the county without any development), access and utilities are key concerns. 

Make sure to clarify how the land is accessed:

• Is there road frontage on a public road?
• If not, is there a recorded easement?

A landlocked parcel (no legal access) is much harder to sell, so you’d want to sort that out (possibly by securing an easement from a neighbor) before selling if possible. 

Most rural land buyers are looking for either recreational use (hunting, ATV, camping), future retirement home sites, or investment. 

Highlight the property’s features

For example, “30 acres of mixed pine/hardwood forest, great for hunting,” or “open pasture land perfect for a small farm or homestead.”

If there’s a water source (creek, pond) or a special feature (scenic view, historic site, etc.), definitely mention and photograph it. 

Utilities

If the land has no utilities, be upfront about it. 

Many rural buyers understand they may need to drill a well or install a septic tank, but they’ll want to know the situation.

Find out how far the nearest power lines are, or if any utility easements cross the property. Sometimes getting utility lines extended can be costly, so a buyer needs that info. 

One helpful thing you can do is contact the county environmental health department to learn about septic tank requirements and whether your land area generally perks (drains) well. You might even spring for a perc test if you suspect issues.

Tax Exemptions

Rural land may also have wildlife or agricultural tax exemptions – check with the county tax assessor if your land is in a special program (for example, some Georgia counties have agriculture zoning that keeps taxes low). 

This could be a selling point (low property taxes) or a complication if it requires the new owner to apply or continue it. On that note, mention the annual property taxes in your listing; rural land often has low taxes, which is attractive to buyers (some counties in Georgia have much lower tax rates on land than others, due to conservation use or other exemptions).

Inherited Land with Unclear Title (Heirs Property)

If you inherited the land, or it’s been passed down in the family without a formal estate process, you might have what’s called “heirs’ property.”

This means the title isn’t fully clear – multiple family members might have legal claims even if one person paid the taxes or lives on the land. In Georgia, this is common in some families and it must be resolved before a sale. All heirs must agree to sell, or a court might have to approve the sale.

Going Through Probate

The first step is to go through probate if it hasn’t been done, so that the ownership is legally vested in the heirs or in one person who can sell.

Sometimes, families will file an affidavit of heirship or a petition for partition if not everyone agrees. This can get complicated, so involving a lawyer is almost a necessity here. 

The bottom line: you cannot pass a clear title to a buyer until the inheritance issues are sorted out. 

Any diligent buyer will run a title search and discover if Grandpa’s name is still on the deed or if there are 15 cousins with interests. Work on getting the title in your name (or whoever is designated to sell) before listing the land. 

Once that’s done, selling is much easier. If you’re currently dealing with clearing title, you can still seek out potential buyers, but make sure they know it might take time to get paperwork in order.

Be Aware of Back Taxes

On a related note, if the property has back taxes owed (which can happen if an owner died and nobody was paying for a while), try to pay those off or at least be aware that at closing those will be paid out of your proceeds. Paying off liens and taxes is necessary to deliver a clear title.

Partitioning Heirs Property

Georgia also has provisions for heirs property owners to partition or sell with court oversight if needed – but ideally, family members cooperate to sell and split proceeds amicably.

If you find yourself in this situation, consulting the Georgia Heirs Property Law Center or a real estate attorney familiar with heirs property can be extremely helpful. They can guide you through clearing titles, which protects you and maximizes the sale value.

Agricultural Land and Farmland

Farmland brings a few special considerations.

Actively Farmed Land 

First, if the land is actively farmed (or leased to a farmer), decide if you are selling it subject to the current growing crops or lease. 

For example, if a tenant farmer just planted a corn crop, typically that crop is their personal property – an arrangement should be made on whether they can harvest after sale or if you compensate them. It’s good to schedule a sale after harvest if possible. 

Farmland Value Dependencies

Second, farmland value can depend on soil quality, water sources, and improvements like irrigation systems. If your land has a high-quality soil or comes with irrigation equipment, make sure that’s known to attract farming-oriented buyers. 

Conversely, if it’s poorer soil or not suitable for row crops, perhaps it’s pasture or timberland; market it accordingly. 

Georgia’s CUVA Program

A very important Georgia-specific item is the Conservation Use Valuation Assessment (CUVA). This is a property tax incentive program many farmers use. 

Under CUVA, the land is assessed at a lower value (reducing taxes) as long as it’s kept in agricultural or conservation use for a 10-year covenant period.

If your land is in the CUVA program (or a similar agricultural tax covenant), selling it will require the new owner to continue using it in that manner or pay a penalty. 

In fact, if you sell before the 10-year period is up, the buyer must sign a continuance of the covenant in the next tax year to avoid breach. If they don’t continue it (say they plan to develop the land for homes), it will breach the covenant and a penalty is imposed.

The penalty is quite steep – it can be twice the savings in taxes for each year the land was under covenant, which the original owner (you) and the new owner might both be on the hook for. 

To avoid surprises, check with your county Tax Assessor if the land is under CUVA or any “Agricultural Preferential” assessment. If it is, you’ll likely need to have the buyer sign an agreement at closing to continue the land in the program, or clarify who will pay the penalty if they remove it from the program. This should be written into the sale contract. 

Aside from CUVA, consider any farm-related subsidies or government programs on the land (CRP, farm conservation easements, etc.) and how those transfer. 

Fencing and Farm Structures

Lastly, fencing and farm structures: specify if any farm equipment or structures like silos are included in the sale or not. 

Farmland buyers will appreciate details like whether the property is fully fenced, has a well, etc. If selling to a non-farmer, you might need to do more explaining of the land’s potential (e.g., “This 50 acres could be an equestrian estate or a small organic farm – it has two pastures and a creek.”).

Farmland in Georgia is often very desirable, but your pool might include both local farmers and out-of-town buyers looking for an estate or investment, so tailor your info to both.

Timberland and Wooded Parcels

Georgia has a big timber industry, and wooded land can be valuable not just for the land itself but for the timber (trees) on it.

Timber Valuation

If you’re selling a parcel with a lot of marketable timber, it’s wise to get a timber valuation before you sell. 

You can hire a licensed forester to conduct a timber inventory – they’ll cruise the property, estimate the timber volumes and species, and give you an idea of the timber’s worth. This can often be done for a few dollars per acre. 

Knowing this is useful because buyers certainly will be thinking about it. A timber company or investor might buy the land just for the trees. If you price the land without accounting for timber value, you could undersell significantly. 

As a seller, you could even decide to harvest some timber before selling (though doing so might change the character of the land and possibly the type of buyers interested). 

Be transparent if you recently logged or plan to – cutting timber can affect land value and usage (freshly clear-cut land is less attractive to some buyers but might appeal to replanting investors). 

Road or Trail Access

When marketing timberland, emphasize access roads or trails throughout the property, because logging and maintenance require good access.

Make sure any interior roads are passable; keep them mowed and clear of overhanging limbs for showings. Timberland buyers will look for how they can get equipment in.

Timberland Tax Programs

Also mention if the property is enrolled in any timberland tax programs or conservation easements. Georgia introduced a Qualified Timberland Property (QTP) program for large timber holdings – not common unless you have a very large tract, but worth checking. 

Negotiations

When negotiating, a savvy buyer might ask for an exclusion that they can inspect the timber or even a clause about who gets proceeds if timber is cut before closing. That’s where having a timber inventory and possibly a forester’s advice helps you negotiate. 

As for showing timberland, consider marking property lines or important areas (like a champion tree stand or a pond). 

If you have a hunting lease on the land, decide whether to terminate it or if the buyer can assume it. 

In summary, timberland sellers should focus on timber value, access, and flexibility.

One Georgia timberland expert advises sellers: know your timber value by getting a forester’s estimate, keep the roads clear, decide how quickly you need to sell (which affects price), and be willing to negotiate once you set a fair asking price.

Timber buyers often expect a deal, but they also appreciate when a seller has done their homework on the timber volumes.

Commercial Land

Selling commercial-zoned land (or land suitable for commercial development) can be a different ballgame. 

These buyers are typically developers or businesses, and they’ll be very concerned with zoning, utilities, traffic counts, and environmental issues. Make sure you have the zoning classification and any allowed uses on hand. If it’s raw land that would need rezoning for a desired use, that might reduce your buyer pool or value, unless you go through rezoning yourself.

Check if the property is within city limits or the jurisdiction for any special overlays (like a highway corridor overlay with design rules).

If the land had a previous commercial use (say an old gas station, auto shop, or industrial facility), you might need to deal with environmental assessments.

Georgia law could require cleanup of contaminated soil or at least disclosure of it. So, if you suspect any contamination (underground tanks, chemicals, etc.), it could be worth getting an environmental Phase I assessment before selling, or be ready for the buyer to do one. Many commercial buyers will put a due diligence period in the contract to do these studies.

Also, commercial land deals often involve negotiating over extensions (like giving the buyer time to get permits or rezoning before closing).

If you’re in a hurry, a purely speculative commercial buyer might not be ideal, because they may tie up your land for months with permits. Instead, you might seek buyers who can use it as-is or who are very sure of their project. 

As a positive, commercial land in a growing Georgia market (like around Atlanta or Savannah, or a booming small city) can fetch high prices if marketed to the right investors.

It might be worthwhile to engage a commercial real estate broker for wider exposure, even if you want to handle some things yourself. If you do FSBO, definitely list it on commercial MLS services or LoopNet, and prepare a package of information (surveys, zoning letter, utility info, demographic data) that commercial buyers expect. 

Lastly, note any infrastructure improvements: for instance, “water and sewer available at street” or “DOT has approved a driveway cut” – such details significantly impact commercial land value. And of course, involve an attorney for any complex deals, as commercial contracts can be more intricate.

Residential-Adjacent Land

By this we mean land that’s next to existing homes or in a residential setting, but maybe larger than a normal lot or not yet developed.

Often, the most likely buyer is a neighbor or someone who wants to build a home there. Consider approaching adjacent homeowners to gauge interest – sometimes they’ll pay a premium to control that land (to prevent another house or just for more space).

If the land is large enough for a small subdivision or to split into a couple of lots, you might also attract small developers or builders.

Check the subdivision regulations in your area if that’s a possibility (there will be rules on splitting the land). 

Pro tip: if you have the bandwidth, you could get a preliminary subdivision plat drawn to show how the land could be divided – this helps buyers imagine the potential.

Make sure to disclose if the land has any shared driveway agreements or if it’s subject to the neighboring HOA rules (sometimes a piece of land gets annexed into an HOA or has easements benefiting neighbors, e.g. a path or utility line). Because it’s near homes, zoning issues might arise (neighbors might object to certain uses). 

It might sell best if marketed for residential use. Emphasize things like:

• School district
• Proximity to shopping
• Proximity to hospitals
• Crime statistics (especially if the buyer is not a local)

If you’re selling just a portion of your property to a neighbor, remember you’ll need a new survey and a plat approved by the county to legally split and sell a part – and both parties will want an attorney to handle that properly. 

County offices can help with the plat approval process for lot splits.

Raw Land with No Utilities

Land that doesn’t have water, sewer/septic, or electricity connections can be a harder sell to the general public, but it appeals to certain buyers (off-grid enthusiasts, hunters, or those who plan to bring in utilities later). 

The key is to inform buyers what their options are. 

• For water, is drilling a well common in that area? 
• For sewer, is the land suitable for a septic tank (this circles back to doing a perc test if possible)? 
• For electricity, how far is the nearest power pole – will they need to pay to extend the line? 

Sometimes you can get an estimate from the power company for extending service to that parcel and have that info ready.

If there’s absolutely no utility access, market the property for uses that don’t need them (recreation, camping, timber, etc.) and price accordingly. Also, if the land is inaccessible or landlocked with no road and no utilities, it might be worth less – consider that in your price. 

One strategy some sellers use is to get certain utilities in place to increase value (e.g., drilling a well or running a power line) if the ROI is worth it. But that’s a time and cost trade-off you have to evaluate.

Make sure to mention if phone/internet lines are available or not, since nowadays people care about that even on rural land (e.g., is there cell signal or fiber optic nearby?). 

Honesty is best: describe the property as “raw land, no current utilities,” so buyers know what to expect. Those who are still interested will appreciate the transparency.

Properties with Zoning or Permit Concerns

If your land has a known zoning issue – for example, it’s currently zoned for something that isn’t in high demand, or perhaps a portion of the land isn’t buildable due to floodplain or protected habitat – address it upfront. 

Buyers can deal with odd zoning (sometimes they’ll buy and then apply to rezone), but they need the facts. 

Provide info on what the current zoning allows. If you started any rezoning process or have had discussions with the planning department, share those insights. Sometimes selling land is easier after rezoning to a more favorable use (but rezoning takes time and isn’t guaranteed, so you may not want to tackle it yourself). 

Another example: maybe the land doesn’t perk for septic (a big concern for building). If you attempted a perc test and it failed, you must tell buyers, but also perhaps consult an engineer – occasionally there are alternative systems. 

Disclose these types of issues and price the land accordingly. 

If it’s something that can be solved (like rezoning or a variance for a smaller lot size), a motivated buyer might take it on, but they’ll factor the uncertainty into their offer.

For any zoning changes or variances, county-specific rules apply (each Georgia county or city has its own zoning process). 

It might help to include a contact at the local planning office or some written info on the process in your packet to buyers, showing you’ve done some homework. The main point: no one likes unpleasant surprises, so if there’s a potential roadblock to using the land, be clear about it.

Land with Back Taxes or Liens

We touched on this under clear title, but to reiterate: if you owe back property taxes, or there’s a tax lien or other lien (maybe a mechanics lien, or a judgment against the property), you need to deal with it when selling. 

In Georgia, if property taxes aren’t paid, the county can eventually auction the property at a tax sale. Hopefully you’re not at that stage, but if you are behind, the amount owed (plus any interest and penalties) will be paid out of the sale proceeds at closing.

The closing attorney will typically collect the payoff for any liens or taxes and pay them off as part of giving the buyer clear title. Be aware that paying off back taxes is the seller’s responsibility in most cases.

However, you could negotiate a price reduction with the buyer where they agree to take on that burden indirectly by paying a higher share of closing costs or slightly higher price if they’ll handle it – but usually it’s cleaner for the lien to be paid from your proceeds.

Contact the Tax Commissioner’s Office

If the land has a lot of back taxes, one strategy might be to contact the county Tax Commissioner’s office to get an exact payoff and see if they’ll settle for a slightly reduced amount (not always possible, but occasionally if it’s close to going to a tax sale, they might work with you).

IRS Liens?

Also, ensure no IRS liens or other judgments are attached to the property by checking records (the title search will find out, but it’s good for you to know too). Clearing liens might delay closing until resolved, so start early.

Remember, a buyer won’t take ownership with your liens still attached – those have to be cleared for the sale to proceed.

Mortgage

If you have a mortgage on the land, that’s not a lien per se but a debt – you’ll need to get a payoff from your lender and the closing attorney will pay the loan off from the sale. 

After closing, make sure any paid-off lien is released on record. Luckily, the closing attorney usually handles recording lien releases as well.

Final Tips and Conclusion

Selling land in Georgia can feel daunting because it’s a big financial transaction with its own quirks – but with preparation and the right approach, any landowner can successfully sell their land.

We’ve covered everything from legal requirements and FSBO strategies to dealing with special land types. Here are a few parting tips to keep in mind:

• Do your homework, but also seek professional advice when needed: Research values and market your property aggressively like we discussed. But if you’re ever unsure about a legal or technical issue, don’t hesitate to consult a real estate attorney or other professionals.
• Stay organized and transparent: Keep a file (physical or digital) with all your property documents, correspondence, and a timeline of what’s been done. Buyers respond well to sellers who are organized – it builds trust. Be honest and upfront about the property’s condition, title, and anything a buyer should know.
• Understand your buyer: The more you know your likely buyer, the better you can market and negotiate. Is your land more likely to be bought by a neighbor, a farmer, a hunter, a developer, or a buy-and-flip investor? Each might value different things.
• Patience and flexibility: Land sales often take longer than house sales. It’s not uncommon for land to be on the market for months, or even longer for very unique properties. Don’t get discouraged if it doesn’t sell immediately.
• County-specific checks: Every county in Georgia has its own processes for certain things. Always check with your county’s offices for specifics. Most counties have helpful staff; for example, calling the county Tax Assessor or Clerk of Court can clarify if any back taxes or liens are on record, and the Planning/Zoning department can confirm zoning and allowable uses quickly.

In conclusion, selling land in Georgia comes down to preparation, following the law, and effectively reaching your buyers. Whether you choose to sell it by yourself or entertain cash offers from investors, make sure to price it right, get your paperwork in order, and use the many avenues available to market it. 

From vacant lots in Atlanta to timberland in south Georgia, the steps are fundamentally the same, and now you have a comprehensive overview of what to do. 

Good luck with your land sale, and may you achieve a smooth transaction and a successful deal!