Trying to sell your Alabama home while buying in Newnan, Georgia, without juggling two mortgages or risking your ideal move-in date? You can do it with a clear plan and the right timing. You want predictable dates, strong offers, and smooth handoffs between closings. In this guide, you will learn the best strategies to line up both transactions, the contract tools that protect you, and a step-by-step plan that keeps stress low. Let’s dive in.
Understand the Alabama-to-Newnan move
Newnan sits in Coweta County, about 35 to 40 miles southwest of Atlanta, with small-city charm and metro access. Get familiar with local norms before you write your first offer. Newnan, GA follows Georgia closing practices, property tax rules, and contract forms that may differ from Alabama.
Market and taxes differ
- Alabama home prices are generally more affordable than the national average, and effective property tax rates are among the lowest in the country. That helps many sellers net solid proceeds. See how Alabama compares in states with the lowest property taxes.
- Georgia calculates property taxes using assessed value and local millage rates. In Coweta County, assessments are typically 40 percent of fair market value, then millage is applied. Review the Coweta County tax assessor’s guidance when estimating your carrying costs.
Closing customs you should expect
Settlement and title work can be handled by title companies or attorneys in both states, though local practice varies. This overview of state closing roles helps explain differences you may see at the table. Review who commonly conducts closings in each state in this state closing practices report.
Choose your timing strategy
You have several ways to coordinate the sale and purchase. The right choice depends on your finances, market speed, and risk tolerance.
Sell first, then buy
- Pros: Maximizes your down payment and avoids carrying two mortgages. Gives you a clean, non-contingent offer on your Newnan home.
- Cons: You may need a short-term rental if timing does not line up. Most financed purchases close in about 30 to 45 days after going under contract, so plan your gap housing if needed. See typical timelines in how long a mortgage takes to close.
Buy first, then sell
- Pros: You can lock in your Newnan home without waiting on your sale.
- Cons: You must qualify for two mortgages or use more cash for a down payment. Carrying costs rise if your Alabama home takes longer to sell.
Make a contingent offer
- Pros: Your Newnan purchase depends on the sale of your Alabama home, which lowers financial risk.
- Cons: In competitive pockets, contingent offers can be weaker. Sellers often use a kick-out clause so they can accept backup offers. Learn the basics in this overview of common contingency clauses and the 72-hour kick-out clause.
Use bridge financing or a HELOC
- Pros: Taps your Alabama home’s equity so you can write a stronger, non-contingent offer in Newnan.
- Cons: Short-term loans often have higher rates and fees, and you need a clear exit plan. Understand how a bridge loan works before you proceed.
Contract tools that keep you protected
Sale contingency and kick-out language
A well-drafted sale contingency includes clear deadlines, proof of active marketing, and what happens to earnest money if timelines are not met. If a seller wants flexibility, a kick-out clause defines the notice period and your right to remove the contingency and proceed. Start with a strong plan and tight timelines, as outlined in contingency clause basics and the 72-hour clause overview.
Temporary occupancy or rent-back
If you need time to move, a short, written occupancy agreement can bridge the gap. It should set rent, deposit, utilities, insurance, liability, and a firm move-out date. Georgia forms address these points directly; see guidance on temporary occupancy exhibits in this GAR forms resource.
Your step-by-step plan
Prep your Alabama sale
- Get a current CMA and pricing strategy from your Alabama listing agent.
- Order your mortgage payoff and gather repair and maintenance records.
- Complete staging, decluttering, and professional photos to maximize traffic.
- Decide in advance whether you will accept offers tied to your purchase timeline.
Set up your Newnan purchase
- Secure a full pre-approval. Ask your lender about holding two mortgages, a bridge loan, or a HELOC if needed.
- Map your target areas and HOA rules, and outline your must-haves and deal-breakers.
- Decide your contingency strategy and how fast you can respond to a kick-out notice.
Sync inspections, appraisal, and closings
- When under contract, schedule inspections early so you have time for any repair negotiations.
- Coordinate appraisal timing with your lender so closing dates can lock.
- If two closings will occur the same day, confirm funding and wire timelines with both settlement agents.
Plan your move and occupancy
- If you need a gap solution, set a short-term rental, storage, or a written rent-back.
- Confirm utilities, insurance, and movers early. Do not rely on verbal promises.
Budget for the move
Build a full picture so there are no surprises:
- Selling costs: broker fee, closing fees, prorated taxes, payoff and per diem interest, and any agreed credits.
- Buying costs: down payment, lender fees, title and attorney charges, prepaid taxes and insurance.
- Short-term costs: storage, moving, rent-back, and potential bridge loan fees. For federal capital gains rules on your Alabama home sale, review the IRS guidance on the home sale exclusion. Most civilian moving expenses are not deductible under current federal law.
- Property taxes: Alabama’s effective rates are low, which may change your monthly costs when you buy in Georgia. See state comparisons in property tax rate research and review Coweta’s assessment process.
How we coordinate your Alabama-to-Newnan move
You deserve a smooth, low-stress transition. Our team is based in Newnan and focuses on Coweta and Fayette County, with selective coverage into nearby Alabama. We pair hands-on buyer advocacy with curated seller marketing and tight contract-to-close coordination. That means you get clear timelines, proactive communication, and one team managing the handoff between both sides. We also work closely with lenders and closing attorneys so your funds and keys arrive on time.
Ready to plan your move? Reach out to The Hayes Team to map your timeline, choose the right strategy, and shop Newnan with confidence.
FAQs
Can I make a Newnan offer contingent on selling my Alabama home?
- Yes. A sale contingency lowers your risk but can weaken your offer in competitive areas. Use clear deadlines and know how a kick-out clause works. See contingency clauses explained.
How long does a financed purchase in Georgia usually take to close?
- Many financed purchases close in about 30 to 45 days after contract acceptance, depending on lender and appraisal timing. See typical ranges in how long a mortgage takes to close.
What is a 72-hour kick-out clause?
- It lets a seller accept a contingent offer and continue marketing the home. If a better offer comes in, the seller can give the first buyer notice to remove their contingency within a set period. Learn more in this 72-hour clause overview.
Who handles closings in Alabama and Georgia?
- Title companies and closing attorneys commonly handle settlements in both states. Local custom and lender requirements vary, so ask your agents which providers are standard. See an overview of state closing practices.
Will I owe federal tax on profit from my Alabama home sale?
- Many sellers qualify for the federal home sale exclusion if they meet the 2-of-5-year use and ownership tests. Review the IRS guide on the sale of your home and speak with a tax professional for your situation.
