Are Appliances Included in Home Sales in Sharpsburg, GA? What Sellers Need to Know in 2025

Table of Contents

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

Market Overview

In 2025 the Sharpsburg residential market reflects the broader Fayette County and Atlanta metro patterns: steady buyer demand for well-prepared single-family homes priced in the $300k-$700k band, active investor interest for rental conversions, and a premium for turnkey properties. Buyers in Sharpsburg expect move-in-ready homes, often interpreting inclusive appliances as part of the convenience premium. This expectation affects listing strategy and final negotiation points. As a seller, you need to understand both local custom and how your specific home features—built-ins versus portable appliances—impact buyer perception and pricing. In neighborhoods around Sharpsburg, including nearby Brooks, Newnan, and Fayetteville, homes that clearly state which appliances convey sell faster and with fewer post-inspection disputes.

Data through 2025 in this region shows a median sale price near $350,000 and an average of about 45 days on market, but local micro-markets can be faster when listings are presented as turnkey. Buyers increasingly factor the cost of replacing appliances—especially kitchen packages and washer/dryer—into their offers. Sellers who include clean, reliable major appliances often receive stronger offers and fewer repair or allowance requests. Conversely, sellers who leave ambiguous inclusion terms can see price reductions or increased buyer contingencies.

Below is a local comparison table that illustrates how appliances typically transfer in Sharpsburg compared with nearby service areas. This table reflects common market practices in 2025 and helps you plan your listing language and pricing strategy.

Interpreting this data: in Sharpsburg you should plan for expectations that built-in appliances will convey unless you explicitly state otherwise. Portable or personal appliances—like freezers, room air conditioners, or specialized kitchen gadgets—are generally excluded by custom unless included in the contract. Clear communication and explicit listing language reduce risk during inspections and closing.

Essential Tips: Appliances & Your Listing

When preparing to sell your home in Sharpsburg, clarity is your most powerful tool. Begin by inventorying every appliance in your home and categorizing each item as either built-in, attached, or personal. Built-in appliances including ranges, cooktops, wall ovens, and dishwashers are commonly considered part of the property; they are expected to convey unless you list them as exclusions. You should photograph each appliance and note model, age, and condition in your listing presentation; this provides transparency and can be used to justify your asking price if appliances are newer or high-end.

Second, specify inclusions and exclusions directly in your MLS listing and sales contract. Vague language like "appliances included" can lead to confusion—be specific. Use explicit phrasing such as "Conveys: GE Profile gas range, Bosch dishwasher, Samsung microwave (above-range), Whirlpool washer and dryer are excluded." This avoids last-minute surprises and keeps negotiations focused on price and terms rather than whether a refrigerator left in the garage was intended to stay. In practical terms, the clearer you are, the fewer contingencies buyers will add and the nicer your closing experience will be.

Third, consider the buyer psychology: buyers place real dollar value on not having to replace large appliances immediately. If your major appliances are under five years old and in good working order, including them can improve the perceived value of your home and support a higher price within the $300k-$700k sweet spot common in this market. If appliances are dated or unreliable, you can either exclude them and offer a modest seller credit for replacement, or include them but reduce price expectations. Both options should be presented with transparent pricing and rationale so buyers can compare apples-to-apples when making offers.

Fourth, weigh replacement versus inclusion costs and how they affect offers. An average basic kitchen appliance package replacement in 2025 can range from $3,000 to $10,000 depending on brand and installation requirements. For sellers targeting luxury buyers, including a high-end stainless steel package may deliver a return greater than the purchase cost by shortening market time and triggering stronger offers. For example, including a $6,000 appliance package on a $450,000 listing that reduces days on market by 15 and attracts higher offers may net a better outcome than excluding appliances and dropping price later.

Fifth, prepare a short appliance disclosure and maintenance record to provide potential buyers during showings and inspections. Document recent repairs, filter changes, and service history. This builds trust and reduces inspection negotiation points. If warranty transfers are available, clearly note them in the listing—transferrable warranties are a strong trust signal that can influence buyer decisions and may justify higher bids.

Lastly, know when to negotiate. If a buyer requests an appliance to remain that you intended to take, be prepared to either include it with a small price adjustment, offer a credit, or provide a comparable replacement allowance. Keep negotiation options prepared in advance so you can respond quickly and professionally. Fast responses and pre-defined alternatives help keep offers alive and maintain momentum toward closing.

Budget Planning

Budget planning around appliances requires a careful balance between upfront investment and expected return. Start by estimating replacement costs for major appliances if you plan to exclude them, or for a new package if you intend to upgrade. In 2025, a mid-range appliance package (range, dishwasher, microwave, fridge) typically costs between $3,500 and $7,500 installed, while a budget replacement can be as low as $2,500. Factor in delivery and installation—particularly if gas line hookups or counter modifications are necessary—which can add several hundred dollars to the total. Make choices based on the price range of your home: for properties in the $300k-$400k band, buyers are often satisfied with reliable mid-range appliances; for homes above $500k you may see a stronger ROI by investing in premium appliances.

Next, evaluate offering a seller credit versus replacing appliances. A seller credit gives buyers flexibility and avoids the inconvenience of coordinating installations before move-out. From a budget perspective, credits are often less costly and faster: a $2,000 credit can be more appealing than the seller spending $4,000 to replace aging units. However, credits sometimes reduce the "turnkey" feel that can command higher offers. Carefully model both scenarios: if replacing appliances is projected to reduce days on market by 20% and attract offers 2-3% higher, the replacement cost can be justified mathematically. Use local comps and consult with your listing agent to quantify this expected lift in price.

Below is a detailed cost comparison table showing typical 2025 price ranges and ROI considerations for Sharpsburg sellers. Use these figures as a starting point when building your net proceeds estimate and setting your listing price.

Financing options are available if you choose to invest in upgrades prior to listing. Home improvement loans, personal lines of credit, or short-term financing through appliance retailers can bridge the upfront cost while you market your home. However, keep in mind the time to install and the risk of delayed closings; coordinate installations early and maintain receipts and warranties to present to buyers. Finally, include any appliance decisions within your net proceeds calculation so you understand how upgrades or credits will affect your final take-home figure after commissions and closing costs.

Professional Guidance

You don't have to decide appliance strategy alone—The Brewer Group has 15 years of local experience and a deep track record in Sharpsburg and surrounding communities. Our approach begins with an in-home consultation where we inventory appliances, assess condition, and recommend a targeted plan that aligns with your sale goals: maximize price, minimize days on market, or balance convenience with proceeds. We provide comparative market analysis tailored to your property and specific recommendations on whether to include, exclude, replace, or offer credits for appliances based on neighborhood expectations and buyer demographics.

We also prepare precise listing language and contract provisions to avoid ambiguity. Our standard seller checklist includes an "Appliance Conveyance Addendum" that lists every appliance and its intended status—this reduces disputes during inspection and closing. As part of our full-service offering, The Brewer Group coordinates reliable local vendors for cleaning, servicing, and replacement installations and can present cost-effective quotes. For sellers who prefer to offer credits, we calculate the appropriate credit amount tied to comparable replacement costs so your listing stays competitive without unnecessary expense.

In transactions where buyers request unexpected inclusions, we negotiate strategically to protect your proceeds. For example, if a buyer asks for a high-value refrigerator that you planned to take, we propose alternative options: a price adjustment, a replacement credit, or offering a similar appliance to remain. Our negotiation experience helps maintain deal momentum and avoid last-minute cancellations. If you're ready to explore an appliance strategy tailored to Sharpsburg market realities and your financial goals, call Jake Brewer at The Brewer Group at or email . We'll provide a complimentary appliance inventory and market impact assessment to help you make the best choice for your sale.