Are Appliances Included in Home Sales in Peachtree City, GA? 2025 Guide from The Brewer Group

Table of Contents

1. Market Overview
2. Essential Tips: Appliances in Home Sales
3. Budget Planning: Costs & ROI
4. Professional Guidance & Next Steps

Market Overview

In 2025 the Peachtree City residential market remains active and nuanced, shaped by stable buyer demand and selective seller concessions. Average home prices across Fayette County sit near $350,000, with price per square foot around $150. Homes in Peachtree City typically spend approximately 45 days on the market, reflecting a balanced but locally competitive environment where well-priced homes with complete and clearly stated inclusions attract the most attention. In this context, appliances often become a negotiation lever: sellers weigh leaving appliances as an incentive versus taking high-end, newer appliances with them.

Local norms in Peachtree City, like much of suburban Georgia, reflect a practical approach: standard built-in appliances such as ranges, dishwashers, and sometimes microwaves are commonly left unless explicitly excluded. However, freestanding or specialty items — like washer/dryers, wine fridges, or smart-home devices — fluctuate depending on price range and buyer profile. In the $300k-$700k band that The Brewer Group specializes in, buyers often expect a move-in-ready kitchen, which increases the likelihood sellers will include core appliances. Investment buyers may prefer appliances removed for tax or refurbishment reasons, so parties should expect case-by-case variance.

Below is a concise market data table showing key 2025 metrics for Peachtree City and immediate Fayette County neighbors. This table helps buyers and sellers understand where appliance decisions sit relative to pricing and time on market, and it highlights why clear contract language matters for preserving value and avoiding post-closing conflicts.

This market snapshot shows that appliance inclusion can influence perceived value and speed of sale. In higher price bands within Peachtree City, sellers who include contemporary, energy-efficient appliances often see stronger buyer interest. Conversely, sellers who plan to upgrade or re-purpose appliances should clearly market exclusions to avoid buyer disappointment and renegotiation.

Essential Tips: Appliances in Home Sales (500+ words)

Understanding how appliances are treated in a home sale starts with knowing the legal and customary framework. In Georgia, real property conveyance is governed by the sales contract; unless the contract or listing specifies, personal property may not automatically convey. For buyers and sellers in Peachtree City, this means that the MLS listing, seller property disclosure, and the Purchase and Sale Agreement must explicitly state whether appliances are included. Experienced agents will list included items and excluded items in the contract addendum to prevent disputes at closing. As a practical example, a seller who assumes the washer stays without a written clause can be surprised when the buyer expects it to remain, delaying closing schedules and sometimes requiring financial concessions.

From a negotiation standpoint, appliances operate as both incentives and bargaining chips. Sellers looking for a faster sale may include a set of newer stainless-steel appliances to make an offer more attractive without reducing price. Buyers, especially first-time buyers in the $300k–$400k bracket, often prioritize turnkey kitchens and are willing to pay a small premium or waive minor contingencies if a home includes quality appliances. Investment buyers, by contrast, may request appliance credit or will remove old items; specifying condition and age of appliances in writing helps investors budget for replacements and claim potential tax/repair allowances.

When deciding whether to include appliances, consider the financial and logistical impacts. High-end built-in ovens or professional ranges increase listing appeal but may be costly to replace if taken. For sellers planning to take certain appliances, offering a modest closing credit instead of removing the appliance can keep the home show-ready and reduce buyer friction. For instance, instead of removing a built-in microwave, a seller might offer a $500 credit so the buyer can purchase a different model post-closing. This approach retains visual appeal during showings and simplifies final walkthroughs.

Inspect and document the condition of appliances before listing. Buyers should request serial numbers, manufacturer information, and any available maintenance records as part of due diligence. This documentation protects both parties and can be included as an attachment to the sales contract. In one real-world scenario in Peachtree City, a washer was accidentally disconnected prior to closing and later found to be nonfunctional; because condition and conveyance weren't documented, the seller faced a demanded repair credit. Clear pre-listing documentation and seller disclosure can prevent such outcomes.

Another essential tip is to align appliance decisions with staging and marketing strategy. Kitchens are one of the highest-impact rooms for buyers. Sellers who invest in a cohesive look — matching appliances, updated lighting, and fresh cabinetry — typically justify higher list prices and better showings. For The Brewer Group clients, we often recommend leaving standard kitchen suites (range, refrigerator, dishwasher) when the appliances are under five years old and energy-efficient, because the incremental boost in buyer interest often outweighs the replacement cost. Conversely, if appliances are older or mismatched, removing them and offering a credit for replacement may be a cleaner approach.

Agents must draft precise contract language regarding appliances. Recommended phrasing includes listing make, model, and condition, and stating "conveys" or "does not convey" next to each item. For example: "GE Profile stainless refrigerator (Model X123) conveys in AS-IS condition," or "Samsung washer/dryer do NOT convey; seller to remove prior to closing." Adding a small appliance addendum to the Purchase and Sale Agreement standardizes expectations and reduces post-inspection disputes. The Brewer Group provides tailored contract templates and a standard appliances addendum to ensure our Peachtree City clients are protected and clear about what stays with the house.

Finally, consider local municipal or HOA rules. In Peachtree City neighborhoods with HOA oversight, certain appliances—like external grills or built-in outdoor kitchens—may be subject to community regulations or require approvals prior to installation. Buyers should verify that any built-in or integrated appliance has the appropriate permits or HOA approvals if applicable, and sellers should disclose such documentation to avoid surprises. Our team routinely checks HOA rules as part of pre-listing due diligence to ensure the transaction proceeds smoothly and that appliance conveyance aligns with community regulations.

Budget Planning: Costs, Credits, and ROI

Budgeting for appliances in a purchase or sale requires clear cost comparisons and consideration of return on investment. For buyers, the decision to request included appliances versus negotiating a credit hinges on age, condition, and energy efficiency. Older appliances may necessitate immediate replacement; buyers should estimate replacement costs and request credits accordingly. Typical replacement ranges in Georgia for standard appliances in 2025 are: refrigerators $900–$2,500, ranges $600–$3,000, dishwashers $400–$1,200, and washer/dryer sets $800–$2,500. These estimates guide reasonable credit requests and allow buyers to budget post-closing expenses accurately.

Sellers should weigh replacement costs against potential price adjustments. Replacing an outdated appliance prior to listing can improve buyer perception and reduce days on market, often providing a faster sale that offsets the upfront cost. For example, spending $1,500 to install a coordinated appliance set in a $400,000 home might improve perceived value and reduce time on market, effectively preserving or enhancing net proceeds when measured against holding and marketing costs. Understanding ROI on pre-sale upgrades is essential: sellers should consider local comparable sales where sellers left appliances versus where they removed items to evaluate pricing differentials.

The table below provides a detailed cost comparison for typical appliances and suggested seller strategies. This helps buyers and sellers choose between inclusion, credit, or removal based on objective pricing and local market behavior. Financing options also matter: buyers can often roll appliance replacement into renovation loans or use seller credits to cover replacements, and investors can capitalize on depreciation benefits. The Brewer Group works with local lenders to structure offers that account for appliance-related credits when necessary.

Financing considerations: buyers using FHA or conventional loans should understand appraisal implications if appliances are old or missing. Appraisers focus on fixtures and the overall condition; included modern appliances can support a valuation narrative for move-in-ready condition. Sellers can use small credits to offset appliance removal without materially affecting appraisal outcomes. Additionally, for investors targeting rental conversions, budgeting appliance upgrades into capex projections is essential; energy-efficient appliances often yield lower vacancy and operating costs over time, improving ROI in the Peachtree City rental submarket.

Professional Guidance & Next Steps

Working with a local, experienced agent like Jake Brewer and The Brewer Group reduces uncertainty around appliance conveyance and strengthens negotiation outcomes. Our recommended first step for sellers is a pre-listing consultation that inventories appliances, notes age and condition, and lists HOA or permit constraints. We prepare an appliances addendum and tailored marketing copy clarifying which items convey. This pre-listing work avoids last-minute disputes and positions the home as transparent and buyer-friendly, often shortening days on market in Peachtree City. For buyers, our recommended first step is to request detailed inclusion lists and to have your agent add appliance contingencies in the initial offer, specifying condition and any requested credits.

At contract stage, insist on specific language. The Brewer Group uses explicit conveyance clauses (make, model, serial number, condition, and "conveys/does not convey" tags) and attaches photographic evidence when necessary. Our team also coordinates inspection timelines so appliance functionality is verified prior to closing; when issues arise, we negotiate repair or credit solutions based on fair market replacement costs, using local pricing data. In one recent Fayette County transaction, a negotiated $750 credit for an aging dishwasher preserved a full-price offer and avoided replacement delays, illustrating how precise negotiations can preserve both timeline and value.

Finally, contact us for a personalized review. If you are selling in Peachtree City, request our pre-listing appliance checklist and sample addendum. If you are buying, forward MLS listings to Jake at or call to get a rapid evaluation of included items and suggested contract language. The Brewer Group provides market-specific advice, negotiates appliance-related terms using our 15 years of Georgia experience, and helps clients choose the most financially sound path for appliances—whether that means including, crediting, or removing items to maximize net proceeds and minimize closing risk.