If You Can’t Point to It, You Can’t Prove It

“Subject to” transactions often show up as creative solutions - one party sells, another takes over payments.

The Seller left behind items that were supposed to be removed. Something that was included is now broken or missing altogether.

We need to acknowledge that it is complicated when ownership, occupancy, and responsibility don’t all sit with the same party.

There’s a shift happening in real estate agent compensation that’s creating some uncertainty—not because the deals weren’t workable, but because the structure and timing are changing. Communication about compensation that used to be handled automatically and in advance is now happening out in the open and at the time of contract negotiation. 🧠 What’s Changing Compensation is becoming decoupled from the listing side of the transaction. Some states are moving offers of compens

Dreaded words for every agent: “The buyer couldn’t get the loan.” But in Georgia? That statement alone doesn’t end the story.

Think of the financing exhibit as more than just a contingency — it is a transaction roadmap. Along the way there are important moments . . .

Agents often focus heavily on the purchase price, yet the structure of the buyer’s upfront money can determine whether the deal is taken seriously, how disputes are resolved, and whether a seller feels comfortable accepting an offer in the first place.

What Georgia REALTORS® Need to Know About Cash & Entity Closings As of March 1, 2026 , the new federal residential real estate reporting rule issued by the Financial Crimes Enforcement Network (FinCEN) is officially in effect. This means certain Georgia residential closings are now subject to direct federal reporting requirements. If you work with cash buyers or entity purchases, this is no longer a “coming soon” issue. It is part of the closing landscape. Let’s walk throug

Sometimes agents are asking because they’re planning their own transition. Sometimes they’re asking because they’re being recruited. Sometimes they’re asking because they want to recruit someone else to come to their brokerage. Either way, once the conversation starts, Georgia License Law and your Independent Contractor Agreement (ICA) immediately come into play. In this article, we’ll walk through the roadmap for switching brokerages, along with the specific Georgia code sec

When the Contract Is Strained but Not Broken - Options are the Key to Success

How a brokerage agreement ends determines whether the broker remains protected—or walks away entirely.

In Georgia real estate contracts, there are defaults that DO NOT automatically terminate the contract. Instead, GAR contracts often require notice and an opportunity to cure before a party can take further action.

This article explains how the State of Emergency provision operates in the GAR® contracts, what changed in 2025, and what agents and brokers should understand in 2026.

I got great questions in the 2026 contract classes and want to make sure everyone can hear the questions - and my answers.

In this article, I walk through the most common questions buyers, sellers, and agents ask about Earnest Money. Some are answered directly by the contract. Some are not. Each are critical to understanding risks, rights, and consequences. Below are a few of the issues that create the most confusion — and the most liability. Is Earnest Money required for a contract to be valid? No. In Georgia (and across the U.S.), the core requirements for a valid contract are offer, acceptance

The 2026 Georgia financing forms include substantive changes that affect how both sides handle financing and financing failure. These are not cosmetic edits. I have also included best practices and reminders for portions that did not change, but are not often fully understood.

This post walks through why the brokerage agreement changes matter, what is actually new, and why brokers must lead the conversation before January 1 — not after a problem shows up.

This article walks through all of the revised disclosure-related forms used in Georgia residential transactions — F301, F302, CAD, Lead-Based Paint, and 2 New GAR Disclosures — with an emphasis on what is actually required, what is optional, and how agents should use each form in practice.

The 2026 GAR Forms are here for training and will be live for user January 1, 2026. Changes to the Purchase & Sale Agreements (P&S) impact nearly every transaction you’ll write in the coming year. These revisions tighten definitions, clarify responsibilities, and close loopholes that have caused misunderstandings between Buyers, Sellers, and Brokers.