September 2026 Georgia Real Estate Agent Update: Due Diligence, Repair Negotiations & August Contract Trends
September got away from me a little, but I didn't want to skip our monthly update because there are a few things we've been seeing in our files that are worth talking about.
This month, I want to spend a little extra time on due diligence. We've had quite a few requests lately to extend Due Diligence Periods while buyers and sellers continue negotiating repairs. And after a recent Special Stipulations class with Cheryl King, there's one strategy and one GAR Special Stipulation I think Georgia agents should have on their radar.
But first, here's what we saw in August.
August Contract Trends
As always, these numbers are from contracts submitted to Right Hand Real Estate Services. They're a look inside our files, not statistics for the Georgia real estate market as a whole.
A couple of things have my attention this month, but especially due diligence.
Our August transactions had an average Due Diligence Period of 7.2 days, and 30% of contracts terminated.
We're also seeing more active back-and-forth over repairs than we did for quite a while. Buyers are looking closely at what they're spending, not only on the house itself but also on financing, repairs and the cash they need to bring to closing.
That means we're seeing more requests for seller-paid closing costs, more repair negotiations and, lately, quite a few requests to extend due diligence while those negotiations continue.
August Financing Mix
Compared with July, the biggest movement was in VA and USDA financing. VA increased from 8.9% to 14.3%, while USDA went from none of our July contracts to 7.1% in August. Conventional, FHA and cash/no-financing each decreased slightly.
One month doesn't make a trend, but the financing mix coming through RHRE continues to be more varied than it was earlier this summer. That's something I'll keep watching.
When a Repair Negotiation Outlasts Due Diligence
Here's a situation we've been running into:
The buyer has completed inspections. The parties are actively negotiating repairs, but they need more time. Maybe everyone is waiting on a basement waterproofing estimate, an HVAC contractor or another specialist before they can figure out what makes sense.
The easy answer can be: let's extend due diligence.
But before automatically extending the entire Due Diligence Period, it's worth thinking about what the parties are actually trying to accomplish.
If the only unresolved issue is a specific repair negotiation, does the buyer need additional time for general due diligence? Or do the parties really need additional time to resolve that particular issue?
I recently took a Special Stipulations class with Cheryl King, and this was one of the discussions I found particularly useful. She suggested that when a buyer and seller need additional time to negotiate a repair issue, agents consider talking with their broker or an attorney about whether the general Due Diligence Period can end while leaving that specific repair negotiation, and the buyer's ability to terminate related to that issue, open for an agreed period of time.
Why does that distinction matter?
Imagine your seller agrees to extend due diligence because everyone is waiting for basement waterproofing estimates. The seller's intention may simply be to give the buyer another couple of days to evaluate that particular problem. But extending the general Due Diligence Period may give the buyer additional time under the contract's broader due diligence provisions. That's worth considering before adding days to the calendar.
This isn't a DIY special stipulation. The specific language matters. Talk with your broker and/or a closing attorney about how to appropriately close general due diligence while allowing additional time for a particular repair negotiation and addressing the buyer's termination rights related to that issue.
Special Stipulation to Know: SS 302
While we're talking about repair negotiations, here's another one worth knowing.
SS 302: Amendment to Address Concerns as Notice to Terminate
SS 302 is designed for a situation where the buyer submits an Amendment to Address Concerns with Property and wants that amendment to also function as a conditional notice to terminate.
In simple terms, the stipulation establishes a deadline just before the Due Diligence Period expires. If the seller hasn't accepted and delivered the amendment back to the buyer by that deadline, the amendment serves as the buyer's Notice to Terminate immediately before the Due Diligence Period ends.
It's a useful stipulation to know exists when repair negotiations are bumping right up against the end of due diligence. As always, use the current GAR language available to you and talk with your broker or closing attorney when you're unsure whether a stipulation is appropriate for a particular transaction.
4,293 Agent Hours Saved in 2026
Through August 31, we estimate RHRE has saved our agents 4,293 hours in 2026.
That's the part of transaction coordination I think sometimes gets overlooked.
Yes, we're managing dates, documents, communication and all the moving pieces between contract and close. But the bigger value is what agents get to do with the time they aren't spending managing those things.
That's time available for clients, lead generation, negotiations, appointments, family, or occasionally drinking your coffee while it's still hot. I'll take that as a win.
Upcoming Holidays & Office Closures
Monday, October 12, 2026
Columbus Day / Indigenous Peoples’ Day
Wednesday, November 11, 2026
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Thursday, November 26, 2026
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Friday, November 27, 2026
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Friday, December 25, 2026
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Need an Extra Right Hand?
Right Hand Real Estate Services supports Georgia real estate agents with contract-to-close coordination, listing services and compliance support.
If your business has reached the point where contract-to-close administration is taking time away from clients, lead generation and the work that actually requires you, let's talk about what support could look like for your business.
This update is provided for informational purposes only and does not constitute legal, financial or brokerage advice. Please consult your broker, a qualified Georgia real estate attorney or another appropriate professional for guidance concerning a specific transaction.
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