What a transaction coordinator does in Georgia, and what it costs in 2026

A transaction coordinator (TC) is the person who takes a signed real estate contract and carries it to the closing table: auditing the paperwork, tracking every deadline, chasing documents and keeping the buyer, seller, lender, attorney and both agents informed. The agent keeps selling; the TC keeps the file alive. In Georgia, in 2026, that service costs between roughly $300 and $500 per transaction.

What a transaction coordinator actually does

From the day the contract goes binding to the day the deed records, a TC typically:

• Audits the contract and exhibits for missing signatures, initials, dates and conflicting terms
• Builds the deadline calendar (earnest money, due diligence, financing, appraisal, title, closing) and shares it with every party
• Collects and delivers the earnest money confirmation, disclosures, HOA documents and lead-based paint forms
• Opens the file with the closing attorney and the lender, and follows up with both weekly
• Schedules inspections, the appraisal access, the termite inspection and the final walk-through
• Prepares amendments and extensions for the agent's review and collects signatures
• Sends status updates to the client and the agent, and flags anything that threatens the closing date
• Reviews the settlement statement for the agent's commission and fees before closing
• Archives the complete file for the brokerage after closing

What a transaction coordinator does not do

A TC is not a licensed agent working for your client. A coordinator does not negotiate price or repairs, does not give legal, tax or financial advice, and does not interpret the contract for the parties. When a question needs a licensed answer, the TC routes it to the agent, the attorney or the lender. That line protects the agent's license and the client.

Who pays, and when

The agent hires and pays the coordinator. Many brokerages allow the TC fee to appear on the settlement statement as an agent expense paid at closing; others require the agent to pay it directly. Some coordinators bill at signing; the model we use at THE LAB RE is paid at closing, and if the transaction never closes, no fee is charged.

What it costs in Georgia in 2026

Prices we found on public price lists of Atlanta-area coordination services in September 2026:

• Per-file coordination firms: about $299 to $500 per transaction for contract-to-close. Listing input and offer drafting are usually priced separately, from about $50 per offer and $150 to $250 per listing.
• Freelance or virtual assistants: hourly or per-file, often cheaper up front, with quality that depends entirely on the individual and no coverage when that person is sick or on vacation.
• In-house transaction coordinator: a salaried employee makes sense for teams closing several files a week; below that volume the fixed cost is hard to justify.

Our pricing, for reference: $390 per transaction, or $350 per transaction from the third closing in any 30-day window, with offer drafting included. Full details are on the pricing section.

How to choose one

Ask three questions. Does the coordinator work in Georgia contracts (GAR) and, if you sell across the line, Florida (FAR/BAR)? What is the response time on a due diligence deadline day? And can your client, in their language, see where the transaction stands without calling you? The answers separate a service that saves you time from one that creates a second job.

Questions agents ask

Does a TC need a real estate license in Georgia? Not for administrative coordination. A license is required for activities that count as brokerage: negotiating, advising and representing the parties. A good TC stays on the administrative side.

Can the fee be charged to the client? Only if the brokerage and the contract allow it and it is disclosed. Most agents treat it as a cost of doing business.

How many transactions can one coordinator handle? With a proper system, 25 to 40 active files. Without one, far fewer, and the deadlines start to slip.

This article is general information for real estate professionals, not legal advice. Georgia Real Estate Commission rules on licensed activity are at grec.state.ga.us.