By Gren · September 17, 2026
Georgia is an easy state to wholesale in, and most of what gets written about it is right about the contract and silent about the mailbox. There is no wholesaler disclosure statute here. No cooling-off period. No registration. Nothing to file with anyone.
What Georgia does regulate, in prescribed capital letters with real damages attached, is the letter you sent the homeowner to start the deal.
The rule in one paragraph
Assigning a contract you signed yourself is not regulated at the contract level in Georgia. But if you solicit sellers by mail and you are not licensed under Title 43, Chapter 40 or 41, or Title 15, Chapter 19, your mailer has to carry specific capitalized notices — on the letter and on the envelope — in a specific size and color. That is O.C.G.A. §10-1-393.19, and it is the statute that will actually bite you.
The part most Georgia write-ups skip
You will see Georgia summarized as "no relevant statute," which is true of your purchase agreement and badly wrong about your acquisitions channel.
§10-1-393.19 came in with SB 90, effective January 1, 2024, and was amended by HB 1292, effective May 2, 2024. A violation is an unfair or deceptive practice under the Fair Business Practices Act. Damages are the greater of three times actual damages or $600 per violation, class actions are allowed, and a violation is also a misdemeanor.
Read that again with your mail volume in mind. It is per violation. If you send ten thousand noncompliant letters, you have not made one mistake ten thousand times in a way the math forgives.
The wording is prescribed — use it as written
This is not a "communicate the substance" statute like Texas. Georgia tells you the sentences. At the top of the page:
Prescribed notice (all mailers): THIS IS A SOLICITATION. THE SENDER IS CONTACTING YOU TO INQUIRE AS TO YOUR INTEREST IN SELLING YOUR HOME OR OTHER REAL ESTATE. YOU ARE UNDER NO OBLIGATION TO RESPOND.
If your letter names a number — any number, any offer:
Prescribed notice (monetary offer): THIS OFFER MAY OR MAY NOT BE THE FAIR MARKET VALUE OF THE PROPERTY.
And if that number is below the prior year's county assessed value, one more:
Prescribed notice (below assessed value): THIS OFFER IS LESS THAN THE COUNTY ASSESSED VALUE FOR THIS PROPERTY.
The envelope gets its own:
Prescribed notice (envelope): SOLICITATION. YOU ARE UNDER NO OBLIGATION TO OPEN OR TO RESPOND.
Formatting is part of the rule
Wording alone is not compliance. The statute also dictates presentation:
- 16-point type minimum.
- Contrasting color, so the notice actually reads.
- Same font style as the rest of the letter.
- No text on the page larger than the notice. Your headline cannot be bigger than your disclosure.
That last one kills most direct-mail templates on contact. If your letter leads with a 40-point "WE BUY HOUSES," you are out of compliance before anyone reads a word of your offer.
Two practical notes. The mailer with the notices is the mailer as sent — screenshot or PDF the final artwork and the envelope proof, and keep them with the deal file. And if your offer price is tied to assessed value, pull the county number before you mail, not after the seller calls.
One thing our research could not confirm: whether §10-1-393.19 reaches texts, email or cold calls. The text speaks of a "written inquiry or mailing." Treat that as unsettled rather than as permission.
What the contract file needs
The purchase agreement side is genuinely light. Georgia's broker definition, O.C.G.A. §43-40-1(2), turns on acting for another for consideration. It expressly covers dealing in options to buy real estate. It does not mention assignments or equitable interests. Assigning your own contract is not brokerage on the face of the statute.
Still, build the file properly:
- An assignment clause in the purchase contract, and an assignment agreement consistent with it.
- A seller acknowledgment of your intent to assign and of the fact that you do not represent the seller. This is best practice, not a statutory requirement in Georgia — but it costs you one paragraph and removes the argument.
- Closing through a Georgia attorney, which is how these deals close here.
Model clause (seller): Seller acknowledges that Buyer is acquiring a contractual interest in the Property and may assign this Agreement to a third party, who may pay Buyer an assignment fee. Buyer is not acting as Seller's agent, broker or representative in this transaction.
Model clause (assignee): Assignor is assigning Assignor's rights under the Purchase Agreement described above. Assignor does not hold legal title to the Property and is not selling the Property itself.
Neither is prescribed. Georgia only prescribes the mailer language. Say it clearly and you are fine.
The license line
There is no transaction-count threshold in Georgia. No "three deals and you need a license." The test is the activity.
O.C.G.A. §43-40-29(a)(1) and (d) exempt owners, and people acting on property to be acquired by them, from licensure — and then say the exemptions do not apply to anyone using them to evade licensure. That anti-evasion clause is the part that gets left out of every summary, and it is the one a regulator reads.
So: market the contract, never the house. Do not describe yourself as the owner. Do not run a volume operation whose only connection to any given property is a contract you never intended to close on. A pattern of assignments with no license, dressed up in owner-exemption language, is exactly what §43-40-29(d) is written for. GREC's advertising rules bind licensees; if you hold a license, they travel with you.
Red flags in a Georgia file
- Marketing that offers the property rather than the contract interest.
- Any claim of ownership before a deed actually records.
- A mailer without the notices, or with a headline set larger than the notice.
- An offer below assessed value with no assessed-value notice.
- Owner-exemption language covering what is plainly a brokerage operation.
The short version
Your contract is barely regulated. Your marketing is. Put the four prescribed notices where the statute says, at 16-point or larger, in contrasting color, with nothing on the page set bigger. Get an assignment clause and a seller acknowledgment even though no statute makes you. Sell the contract, not the house.
And before any of that matters, check the deal is a deal — run it with the free MAO calculator, then paper it.
Cut the noise. Catch the signal.
— Gren
This is general information about Georgia law as of September 2026, not legal advice. Statutes change and facts differ. Before you rely on any of it for a specific deal, talk to a Georgia real estate attorney. Citations: O.C.G.A. §10-1-393.19; O.C.G.A. §43-40-1(2); O.C.G.A. §43-40-29.