Your decision to buy or sell a home in Atlanta benefits from a clear, time-based plan tailored to local market rhythms. Whether you are aiming for intown living near the BeltLine, a family-friendly neighborhood in Decatur, or suburban space in Alpharetta or Marietta, this 90 day framework helps buyers and sellers move confidently, reduce surprises, and maximize value. Read through each phase and adapt it to your timeline, budget, and goals.
Why a 90 day plan matters in Atlanta
Atlanta's market moves neighborhood by neighborhood. Interest rate shifts, seasonality, school boundary changes, transit developments, and inventory swings create short windows for advantage. A focused 90 day approach turns reactive decisions into proactive steps that capture demand, manage risk, and protect equity. This framework is useful whether you are a first time buyer, a homeowner selling to upsize, or an investor watching micro market trends.
Days 1 to 30 Prepare and Position
Begin by clarifying goals and assembling your local team. Buyers should get mortgage pre-approval and define must-haves versus nice-to-haves: commute time to work, school zones, yard size, and renovation tolerance. Sellers should complete a market tune-up: order a professional CMA, check recent sale prices in your micro market, and identify simple improvements that raise perceived value. In Atlanta, curb appeal and professional photography have an outsized impact on traffic and offers, especially in neighborhoods with high online demand.
Action checklist for days 1 to 30:
1. Get pre-approved or confirm your financing power.
2. Request a comparative market analysis to set realistic price expectations.
3. Schedule a home inspection or pre-list inspection if selling, and start small projects like fresh paint, minor repairs, and landscaping.
4. Research recent sales and pending listings in your target neighborhoods to spot momentum or cooling trends.
5. Create a prioritized wish list for features and deal breakers. This reduces decision fatigue when listings move quickly.
Days 31 to 60 List, Tour, and Negotiate
For sellers, this is listing and launching the property: professional photos, clear listing copy, and smart pricing to generate early interest. For buyers, this is the heavy showings period and offer strategy time. Atlanta buyers should be prepared to act quickly in popular intown neighborhoods; in slower micro markets you may have more negotiation room. Be sensitive to timing around school calendars, tax deadlines, and local events that can affect showings and moving logistics.
Tactics that work in days 31 to 60:
1. Use competitive pricing and a staging plan that highlights lifestyle benefits of the home. For Atlanta properties near parks, transit, or restaurants, emphasize walkability and community features in listing copy.
2. Buyers should submit clean, well-documented offers with pre-approval letters and clear timelines. Add contingencies thoughtfully: inspection protections are important, but ask your agent whether appraisal gap coverage or a shorter closing timeline will make your offer stronger.
3. Negotiate repair credits versus completed repairs based on cost, timeline, and buyer preference. In Atlanta's varied home stock, it often makes sense to price for long-term upgrades rather than over-improve for immediate resale value.
Days 61 to 90 Close, Move, and Optimize for Long Term
Once under contract, manage inspections, appraisals, and financing milestones proactively. Coordinate movers, utilities, and any local permits for renovations. For sellers, streamline closing by reviewing title documents early and handling HOA paperwork in advance. For buyers, consider long term ownership costs like property taxes, insurance, and HOA dues when finalizing your budget.
Final steps to finish strong:
1. Track deadlines in writing and confirm them with your agent. Missed timelines create stress and delay closings.
2. Use the inspection as a fact finding process. Prioritize health and safety repairs, then negotiate other items based on cost and resale impact.
3. Prepare for moving logistics around Atlanta traffic patterns and HOA move policies. Weekend moves may be convenient but can face heavier metro congestion.
Evergreen Atlanta specifics every buyer and seller should monitor
- Micro market differences: Eastside intown neighborhoods often have faster sales cycles than many suburban corridors. Learn the recent sales and list-to-sell timing in your specific neighborhood.
- School boundaries and new developments can shift demand quickly. Confirm school assignments with the local district and watch rezoning news.
- Transit and infrastructure projects, including MARTA expansions and local road
