Fulton County
House flipping in Atlanta, GA: transfer taxes, property tax and a flip calculator
Every flip in Atlanta pays deed and transfer taxes twice: once when you buy and once when you sell. In Fulton County they add up to about 0.1% of the price. Here is what each one is, who usually pays it, how property tax works for investors, and a calculator to run your deal.
Projected net profit
$47,476
15.8% margin on ARV over 6 months
Cash needed
$42,524
Return on cash
112%
Max offer
$170,500
$30k profit, 12% margin
70% rule
$160,500
70% of ARV minus rehab with 10% contingency
Where every dollar goes
- Purchase
- $160,000
- Rehab with contingency
- $49,500
- Buy closing costs
- $3,501
- Loan points and fees
- $5,880
- Loan interest
- $9,364
- Taxes, insurance, utilities
- $3,280
- Selling costs
- $21,000
- Total cost
- $252,524
- Break-even ARV
- $248,976
Planning defaults: hard money 11%, 2 points, $1,500 fees, 90% of price and 100% of rehab, interest on drawn funds; 5.5% commission and 1% concessions; state closing and transfer taxes. Not a quote.
Comps, rehab, refi and a verdict for a real address. Your numbers come with you.
Transfer and recording taxes in Atlanta
| Level | What it is |
|---|---|
| State | Georgia real estate transfer tax: $1 for the first $1,000 plus $0.10 per additional $100 (effectively $1 per $1,000, 0.1%). Seller is liable by statute; contract can shift it. O.C.G.A. 48-6-1 et seq. (source) |
| On your loan | Georgia intangible recording tax on long-term notes secured by real estate: $1.50 per $500 of face amount (0.3%), capped at $25,000 per note. Holder/lender is liable; usually passed through at closing (verify). (source) |
Who pays: seller by statute. Georgia is an attorney-closing state: a licensed attorney handles the closing (source).
What it costs on a typical flip
- Buy at $200,000: deed and transfer taxes
- $200
- Record a $180,000 purchase loan
- $540
- Sell at $300,000: deed and transfer taxes
- $300
This adds every cited rate on each side, buyer and seller, so you see the full cost of the round trip. Who actually pays each piece depends on custom and your contract. Recording fees and title insurance are extra.
Property tax in Atlanta for investors
Georgia assesses property at 40% of fair market value (O.C.G.A. 48-5-7); millage applies to that assessed value. (source)
For a flip, property tax is part of carrying cost every month you own the house. For a rental, budget the bill the county will send after you buy, not the seller's bill.
Run the numbers
The calculator above uses general closing cost defaults outside Virginia, North Carolina and West Virginia. For Atlanta, add the taxes above to your numbers: about $740 on the buy side and $300 on the sale in this example.
Questions
How much is the transfer tax in Atlanta?
The cited deed and transfer taxes total about 0.1% of the price in Fulton County. On a $300,000 sale that is about $300. Who pays: seller by statute.
Is Atlanta a good place to flip houses?
It depends on the deal, not the city. Buy at a price that leaves room for every cost: closing and transfer taxes on both ends, loan points and interest, carry, commission and concessions. Run the numbers on each house.
Is there a tax on the loan in Georgia?
Yes. Georgia intangible recording tax on long-term notes secured by real estate: $1.50 per $500 of face amount (0.3%), capped at $25,000 per note. Holder/lender is liable; usually passed through at closing (verify).
Facts checked 2026-10-10 against the linked official sources. Tax rates and fees change; confirm them with your closing attorney, title company or the locality. Not legal, tax or lending advice.
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