Selling and buying at once doubles the paperwork. Switch on what is true for you and this builder lists the steps that apply, in order, each with the rule or office behind it. Your ticks stay in this browser.
Decision tool · Sell-and-buy checklist
Build your checklist for selling one home and buying the next
Switch on what is true for you. The list adds the steps that apply, in the order you will need them, each with the rule or office behind it. Tick items off as you go; your list stays in this browser.
1 Before you list or offer
Settle the money and the order first.
The payoff, not the original balance, is what comes out of your sale. Put it in the net proceeds calculator.
If your current home will not close before the new loan, the lender may count both payments unless it has a signed sales contract and the buyer’s financing contingencies are cleared.
Source: Fannie Mae B3-6-06, checked Oct 20, 2026
Read the draw period, the rate and how repayment works; most lines have variable rates.
Source: CFPB, checked Oct 20, 2026
Lenders may count only part of the market rent and want extra reserves from first-time landlords.
Source: Fannie Mae B3-3.8-05, checked Oct 20, 2026
Owning and living in the home two of the last five years lets you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly.
Source: IRS Topic 701, checked Oct 20, 2026
Know what you walk away with and what the next purchase needs in cash before you choose the order.
2 Writing the contracts
The forms decide who can walk away, and when.
During it the buyer can walk away for any reason, so line up your own purchase around your buyer’s period.
Source: Georgia REALTORS (2020), checked Oct 20, 2026
The Georgia exhibit lets the seller keep a right to accept another offer; know the notice and response deadlines.
Source: Georgia REALTORS (2020), checked Oct 20, 2026
Put the length, the charge and the deposit on the Georgia temporary occupancy form, not a handshake.
Source: Georgia REALTORS (2020), checked Oct 20, 2026
By law the seller owes it, but the contract can shift it to the buyer.
Source: Georgia DOR, checked Oct 20, 2026
3 Closing
Two closings, two attorneys, one move.
In Georgia only a licensed attorney can close a real estate sale; ask both to coordinate if the closings are back to back.
Source: Supreme Court of Georgia, checked Oct 20, 2026
Nonresident sellers can face 3 percent withholding unless an exemption applies, such as selling a principal residence.
Source: Georgia DOR, checked Oct 20, 2026
Georgia charges $1.50 per $500 of a long-term mortgage, up to $25,000.
Source: Georgia DOR, checked Oct 20, 2026
4 After you move
The tax office runs on January 1 and April 1.
You must own and live there on January 1; the application is due by April 1.
Source: Georgia DOR, checked Oct 20, 2026
Forms mailed to the Assessors must be postmarked by April 1.
Source: Lumpkin Assessors, checked Oct 20, 2026
Lumpkin County lists county, city and school exemptions for owners 65 or older on January 1.
Source: Lumpkin County form, checked Oct 20, 2026
Georgia’s default due date is December 20; your bill comes from the Tax Commissioner.
Source: Georgia DOR, checked Oct 20, 2026
Want an agent to run this list with you? Gold Peach Realty works both sides of a move every week.
The offices you will deal with
Lumpkin County Assessors’ Office
Values, homestead and exemptions · 99 Courthouse Hill, Suite C, Dahlonega
Phone 706-864-2433. Mailed forms must be postmarked by April 1.
Source: Lumpkin Assessors, checked Oct 20, 2026
Lumpkin County Tax Commissioner
Tax bills · 99 Courthouse Hill, Suite E, Dahlonega
Phone 706-864-2666.
Source: Lumpkin Tax Commissioner, checked Oct 20, 2026
Lumpkin County Clerk of Superior Court
Deeds and land records · 325 Riley Road, Room 108, Dahlonega
Phone 706-864-3736.
Source: Lumpkin Clerk of Court, checked Oct 20, 2026
The deed to your new home is recorded with the Clerk of Superior Court; your homestead application goes to the Assessors’ Office; and your bill comes from the Tax Commissioner.