Should Real Estate Investors Get a Georgia Real Estate License

If you’re investing in Georgia real estate—whether in Atlanta, Savannah, Augusta, Macon, or fast-growing suburbs—you’ve probably wondered:

“Should I just get my real estate license?”

On paper, it sounds perfect. You’d have access to the MLS, earn extra commission income, and have more control over your deals. But a Georgia real estate license also comes with extra rules, time commitments, and ongoing costs.

This guide breaks down what it really means for an investor to get licensed in Georgia—including the pros, cons, and costs—so you can decide if it fits your plan.

How Getting a Georgia Real Estate License Works 

Before you decide if it’s worth it, it helps to know what you’re actually signing up for.

To become a licensed real estate salesperson in Georgia, you must:

• Complete 75 hours of approved pre-licensing courses
• Be at least 18 years old and have a high school diploma or equivalent
• Pass the real estate exam
• Pass a background check and submit fingerprints
• Apply for your license and affiliate with a Georgia broker
• Complete additional post-license education and continuing education over time to maintain your license

In other words, this is not a “pay a fee and get a card” situation. You’re entering a regulated profession with regulated responsibilities.

Why Investors Consider Getting Licensed in Georgia

They usually think about getting licensed for a few reasons:

• They want better access to listings and data
• They’re tired of paying commissions to agents
• They want more control and flexibility over their transactions
• They’re open to earning extra income by helping others buy or sell

If you’re actively buying, flipping, or building rental properties, a license can feel like the natural “next step.” But let’s go through what you actually gain.

The Pros: How a Georgia License Can Help Real Estate Investors

1. Direct Access to the MLS (Stronger Data = Better Deals)

For serious investors, data is everything. With a license and MLS access through a broker and typically a REALTOR® association, you can:

• See new listings as soon as they hit the market
• Pull accurate comparable sales for flips and rentals
• Study price reductions, number of days on the market, expired listings, and withdrawn listings
• Watch specific neighborhoods or zip codes where you’re focused on finding deals

Public websites are helpful, but they’re often outdated, incomplete, or missing important details. For an investor who makes multiple offers every month, the MLS can become a powerful tool.

Investor example:
You’re flipping in a suburb outside Atlanta. With MLS access, you notice a pattern: houses with certain square footage and school zoning consistently sell over asking price. You adjust your buying criteria by avoiding projects that won’t achieve the resale price you need.

2. Save and Earn Commission on Deals

One of the most attractive parts of being licensed is the ability to earn commission:

• When you buy a property as an investor, you can often receive the buyer’s agent commission yourself, paid through your broker.
• When you sell a flip or rental, you can list it yourself and earn the listing side of the commission.
• You can also represent friends, family, and investor partners on their deals.

For active investors, these commission checks can:

• Fund renovations
• Offset holding costs
• Pay for your licensing fees and association dues

If you’re doing multiple deals per year, the extra income can be significant.

3. Increased Credibility With Sellers, Lenders & Partners

Having “licensed real estate agent” next to your name doesn’t automatically make you an expert—but it does make you come across more professional.

As an investor, a license can:

• Help nervous sellers feel more comfortable because they see you as responsible and trustworthy
• Give you more credibility when you’re explaining market value, pricing, or contract terms
• Make it easier to build relationships with lenders, attorneys, and other professionals, because they see you as part of the industry, not just a random investor

In competitive situations—like multiple offers or distressed properties—this credibility can help you stand out.

4. More Ways to Generate Income in Slow Investing Seasons

Real estate markets move in cycles. Maybe interest rates jump, inventory dries up in your price range, or your personal life slows down your investing.

Being licensed gives you options. You can:

• Work with buyers and sellers to keep income flowing
• Specialize as an “investor-friendly agent”, attracting clients who want to learn or partner up on deals
• Represent out-of-state investors looking to buy in Georgia markets

This means you’re not relying only on flips or rental investments to earn real estate income.

The Cons: Why a License Isn’t Always the Right Move

Now on the other hand. Getting licensed adds opportunity—but it also adds more responsibility.

1. You’re Now Regulated (Even on Your Own Deals)

When you’re licensed in Georgia, the Georgia Real Estate Commission (GREC) expects you to follow its rules and your broker’s policies even when:

• You’re buying a property for yourself
• You’re selling a property that you own
• You’re working on creative or off-market deals

That usually means:

• You must disclose that you’re a licensed agent in writing when you’re directly involved in the deal
• You may have to get approval for all real estate activity from your broker
• Your advertising, marketing, and contracts must meet all regulations

If your investing style is casual or heavily based on creative structures, you’ll need to tighten up your processes to stay within the rules—and that’s not optional.

2. Getting Licensed Takes Time & Effort

As an investor, your most valuable asset is often your time.

To get licensed, you’ll need to:

• Pass the 75-hour pre-license course
• Study for and pass both the national and state portions of the exam
• Handle paperwork, background checks, fingerprinting, and submit an application
• Join a brokerage that fits your investing goals

Once you’re licensed, you’ll need to complete:

• Post-license education within the required timeframe
• Regular continuing education hours to keep your license up to date

If you’re already working full-time and investing on evenings & weekends, this is a real extra commitment.

3. Ongoing Costs Can Chip Away at Your Profits

Beyond your initial course and exam, there are ongoing expenses. Depending on your choices and associations, you may run into:

• Pre-licensing course tuition
• State exam fees
• License application and renewal fees
• Background check and fingerprinting costs
• Brokerage fees or commission splits
• MLS and association dues (local, state, national)
• Required continuing education fees

Individually, some of these amounts aren’t huge. But added up, they can easily reach hundreds to over a thousand dollars per year.

If you’re not closing enough deals to offset that, your license becomes an expense—not a tool.

4. It Can Take Time Away From Your Core Investing Goals

This is one of the most overlooked cons.

Once you’re licensed, it’s easy to get pulled into:

• Working with homebuyers on weekends
• Listing friends’ properties
• Managing and growing a list of client showings and paperwork

That can be great income—but it may pull your focus from building your own portfolio.

If your long-term goal is to own 20+ rentals, retire early, or grow a house-flipping business, you’ll need to be very intentional about not letting a busy “agent life” replace your “investor life.”

Cost Breakdown: What Should You Budget For?

While fees vary based on providers and associations, here’s how to think about the cost structure:

Upfront Costs

• Pre-licensing course (75 hours): Typically a few hundred dollars
• Exam fee: Paid to the testing provider
• License application fee: Paid to the Georgia Real Estate Commission
• Background check & fingerprinting: Additional smaller fees

Ongoing Costs

• Brokerage fees:
  
  • May be a commission split on each transaction (e.g., 70/30, 80/20, etc.)
  • And/or a monthly “desk fee” or administrative fee
• MLS and REALTOR® association dues: Often billed yearly
• Continuing education: Required courses to keep your license active

When you add it all up, you should think in terms of:

“How many transactions do I need to do per year—from my own deals and client work—to not only cover these costs but profit from being licensed?”

If your plan is just one small rental every few years, getting licensed probably won’t make sense. But if you’re doing several flips or purchases a year, the numbers can start to look much more attractive.

When It Makes Sense for Georgia Investors to Get Licensed

You’re more likely to benefit from a license if:

• You plan to do at least several deals every year (flips, BRRRRs, or rentals)
• You want hands-on control over data, offers, and negotiations
• You’re naturally detail-oriented and enjoy studying the market and contracts
• You’re open to helping other buyers & sellers to earn additional income
• You’re comfortable following regulations and ethical standards

These types of investors often benefit:

• A full-time investor flipping houses around Atlanta or Columbus
• A buy-and-hold investor building a portfolio of small multifamily properties
• Someone who wants to transition from a 9-5 job into a real estate career and investing

In these cases, getting your license doesn’t just help—it maximizes what you’re already doing and helps you move faster and more effectively.

When It Might Not Be Worth It

On the other hand, a license may not be right if:

• You only plan to buy one or two rentals over the next several years
• You prefer to be a silent partner in deals
• You have strong relationships with investor-friendly agents already
• The idea of courses, exams, and ongoing training doesn’t appeal to you
• You don’t have the time realistically to complete the education

In that situation, you can focus on:

• Building a great team (agent, lender, property manager, attorney)
• Learning enough about contracts and negotiations to protect your interests
• Relying on other people’s licenses instead of getting your own

Alternatives for Investors Who Don’t Want a Georgia License (Yet)

If you decide not to get licensed now, you can still invest very effectively by:

• Partnering with a Georgia agent who understands investing and is comfortable with creative strategies, rentals, and flips
• Asking your agent for regular CMA reports, area updates, and MLS searches in your preferred neighborhoods
• Learning the basics of Georgia contracts, requirements, and timelines so you can make smart, fast decisions
• Building relationships that include:
  
  • Lenders (traditional & hard money)
  • Closing attorneys
  • Inspectors and contractors
  • Property managers

You can always revisit the idea of getting licensed later, once your investing and goals are clearer.

5 Questions to Help You Decide

Before you commit, ask yourself these questions:

1. How many deals do I realistically expect to do per year?
2. Will I actively use MLS data and market access—or just occasionally glance at it?
3. Am I okay being held to stricter standards and rules on every deal I do?
4. Do I have the time to complete the education and exam?
5. Will the commission I save or earn make the yearly costs—and the time commitment—worth it?

If you answer “yes” to most of these, getting a Georgia license might be a smart move. If not, focus on investing and partnering with the right professionals instead.

Final Thoughts

A Georgia real estate license is a tool, not a requirement for becoming a successful investor.

• For high-activity, hands-on investors, it can unlock better data, more control, and more income.
• For low-volume or hands-off investors, it may create extra cost and complexity without real benefit.

The key is to be practical about your goals, your time, and how aggressively you plan to grow your Georgia real estate portfolio.