Georgia Real Estate Market Stats & Contract Tips May 2026 | GAR Forms from a Georgia Transaction Coordinator

Each year our Georgia transaction coordinator team supports hundreds of Georgia real estate contracts from start to finish. That volume gives us unique insight into market trends, contract pitfalls, and financing challenges. In every newsletter, we share those insights so you can anticipate issues, save time, and deliver a smoother experience for your clients.

---

GAR Form of the Month: F410 VA Loan Contingency

(3 sections that deserve more attention than they sometimes get)

VA financing changes more than the loan type. The VA Loan Contingency impacts repair negotiations, termite requirements, termination rights, and what happens when costs exceed expectations.

Here are 3 sections worth slowing down for:

1. ALL loan terms must be completed. Yes, all of them.

The form specifically states:

"All Loan terms must be filled in."

That includes:

• Loan amount

• Term

• Interest rate

• Rate type (fixed or adjustable)

Using "TBD" or leaving required financing fields blank is not a harmless shortcut.

Missing financing terms may affect enforceability of the financing contingency and create avoidable risk for the parties and licensees. Confirm financing details with the lender before writing. If you're unsure, ask your broker.

2. Paragraph 16: VA Required Repairs

   This section often deserves more negotiation than it gets. The seller agrees to complete VA-required repairs only up to the negotiated dollar amount.

What happens if repairs exceed that amount?

The form allows:

✓ Seller to pay the excess

✓ Buyer to pay the excess

But if the parties cannot agree in writing:

→ The contract terminates→ Buyer receives earnest money back

Questions worth discussing before writing:

• Is the buyer financially prepared to contribute toward repairs?

• Would the buyer be willing to pay money toward repairs on a property they do not yet own?

• What repair cap makes sense for this house, loan type, and market?

That number deserves strategy. Not a default entry.

3. Paragraph 17: Termite Requirements

   This is more than ordering a termite letter.

VA requires a qualifying termite report within 90 days before closing.

If infestation or prior damage creates VA minimum property requirement concerns:

• Seller must address active infestation

• Seller pays reinspection fees related to corrective treatment

• Existing damage may require repair estimates

• If parties cannot reach written agreement regarding repairs within the timeline:

→ The agreement automatically terminates.

Bonus reminder:

After the financing contingency expires, sellers may request evidence of the buyer’s ability to close. Buyers generally have five days to provide it, but requests cannot be made within five days of closing and timing provisions matter.

My takeaway:

Strong contract management is not only knowing the forms.

It's understanding where friction tends to happen before your file gets there.

This content is provided for informational purposes only and is not legal advice. Always consult with your managing broker and/or real estate attorney regarding the use of GAR forms and how they apply to your specific transaction.

SS 302 AMENDMENT TO ADDRESS CONCERNS AS NOTICE TO TERMINATE

In the event this Amendment to Address Concerns with Property is not accepted by Seller and delivered back to Buyer by two minutes prior to the end of the Due Diligence Period, this Amendment to Address Concerns with Property shall serve as Notice to terminate this Agreement effective one minute prior to the end of the Due Diligence Period.

Our Georgia transaction coordinator team takes off on all Federal holidays plus Black Friday and Christmas Eve.

Monday, May 25, 2026

Memorial Day

Friday, June 19, 2026

Juneteenth

Friday, July 3, 2026

July 4th Observed

Monday, September 7, 2026

Labor Day

Monday, October 12, 2026

Columbus/Indigenous People Day

Wednesday, November 11, 2026

Veterans Day

Stay Ahead with Contract Tips from a Georgia Transaction Coordinator

Each month, we break down GAR forms, market stats, and contract trends to help agents avoid common pitfalls and deliver smoother closings.

• 📖 Missed a past issue? Browse our Newsletter Archive.

• 📝 Want a refresher on GAR Form F255? Read the breakdown here.

• 📂 Need support from a Georgia transaction coordinator? Learn more about our contract-to-close and listing management services. Here's our Georgia Transaction Coordinator Brochure.

👉 Bookmark this blog — we’ll be back next month with more practical insights from the contracts we process every day.