Do you need an agent to buy in Georgia?
No law requires one. A foreigner can find a property on a listing portal, check it in the public registry, sign the contract and register the purchase without any intermediary. Most buyers still use an agent, because the market is fast, many listings are in Georgian only, and a local who knows the buildings saves weeks. The difficulty is that the word "agent" says very little in Georgia. There is no licensing system for real estate brokers, so anyone can call themselves one, and since 2024 MONEYVAL has noted that no anti-money-laundering rules apply to real estate agents in the country.
That does not leave the buyer without protection. The Civil Code has a whole chapter on brokerage contracts, and several of its rules work in the client's favour whatever the agent's paperwork says. This guide explains those rules, how to tell a good agent from a risky one, and what a written agency contract should contain.
What the Civil Code says about agents
| Rule | What it means for you |
|---|---|
| Fee only on success (Art. 744) | The brokerage fee is owed only if the purchase is actually concluded as a result of the agent's work |
| No advance for brokerage (Art. 745) | The agent may not stipulate or take an advance payment for finding the property |
| Expenses only if agreed (Art. 745) | Travel, translation or other costs are reimbursed only if the contract says so |
| Exclusive mandate in writing (Art. 746) | If you promise to use only one agent, that promise must be written; compensation for breaking it is capped at 2% of the price |
| Ending the contract (Art. 747) | An ordinary brokerage contract can be ended at any time unless it has a fixed term; an exclusive one after six months, or earlier for a valid reason |
| Conflicts of interest (Art. 748) | No fee if the agent owns the property, or if the agent is linked to the seller and did not tell you before the deal |
| Acting for the other side (Art. 748) | An agent who works for the seller against your contract loses the right to a fee |
Two points stand out. First, if no fee is written down, the law treats the customary fee as agreed, so silence about money is never in your favour; agree the amount in writing at the start. Second, any agreement that departs from these rules to the client's detriment is void, so a clause demanding a fee "whatever happens" does not hold.
To be added by the team: the partner lawyer to confirm how Articles 744-748 apply to a buyer's agent paid by the buyer, and whether a fee tied to registration in the Public Registry, rather than to signing, is the safer drafting.
Who pays the agent?
Practice in Georgia is that the commission is usually paid by the seller, according to ExpatHub's description of the market. That is a custom, not a rule, and it has a consequence: an agent paid by the seller is working for the seller, however friendly the service feels. A buyer who wants someone on their side, who negotiates the price down and points out the flaws, needs an agent who is paid by them, or at least a written statement of who pays whom.
| Intermediary | Works for | Usually paid by |
|---|---|---|
| Listing agent of a resale flat | The seller | The seller |
| Developer's sales office | The developer | The developer, as an employee or on commission |
| Buyer's agent or adviser | You | You, under a written contract |
| Portal "agents" reposting listings | Unclear | Ask before the first viewing |
How listings and agents work in practice
Most properties are advertised on large portals such as MyHome.ge and ss.ge, by owners, agents and developers alike. The same flat is often listed several times by different agents, sometimes at different prices and sometimes after it has already been sold. That tells you two things. First, an agent who "has" a property may simply have found the same listing you can see. Second, the price on a portal is a starting point, not a record of what similar flats actually sold for. Ask any agent which listings they hold directly from the owner, and treat repeated listings with different prices as a reason to check the extract, not as a bargain.
How to check an agent before you start
- Ask who pays them on this deal, and ask for the answer in writing.
- Ask for the cadastral code before the viewing. A serious agent shares it so you can check the owner in the public registry; one who refuses until you have paid something is a warning sign.
- Ask whether they have any link to the seller or developer. Under Article 748 they must tell you; ask anyway.
- Ask for two or three past buyers you can speak to, ideally foreigners who bought in the last year.
- Check how they want to be paid. To a company account against an invoice, after the purchase, is the normal pattern; cash in advance is not.
- See whether they push one building hard. An agent who shows only one developer's projects may be that developer's sales channel.
What the agency contract should say
Sales offices of developers
In a new building, you will usually deal with the developer's own sales office rather than an agent. The staff are friendly and well informed, and they work for the developer. They are not there to tell you which floor has the most noise, how the developer's earlier buildings have aged or which clause in the contract is unusual. Ask them for the documents, the registry extract of the land and the building permit, then check the developer and the contract yourself or with a lawyer. Our developer checklist and the guide to the developer contract show what to look for.
Agents and residence permit promises
Some agents present a purchase as a ready-made residence permit. No agent can promise that. The permit depends on a valuation by an accredited assessor above $150,000, on the title being in your name and on the agency's decision about you. An agent who offers to "arrange" the valuation at the figure you need is offering something that can end in a refusal. Treat the permit as a separate question, checked against our residence permit guide.
If you are buying from abroad
Buyers who cannot be in Georgia for the signing often give a power of attorney. It should go to someone who works for you, such as your lawyer or an adviser you pay, not to the seller's agent, whose interest is in completing the sale. Keep the power of attorney narrow: the specific property, the maximum price and the steps it covers. Our guide to the power of attorney explains the form.
Red flags
- A request for a "viewing fee" or "reservation to the agent" before you have seen the extract.
- Pressure to decide on the day because "another buyer is coming".
- An agent who also offers to "arrange" the valuation for a residence permit at a figure you need.
- Refusal to put the fee or the payer in writing.
- Payment requested to a personal card or in cash.
Our page on scams and how to protect yourself covers the wider patterns.
Risks and exceptions
- Assuming the agent works for you. If the seller pays, the agent's loyalty is with the seller.
- No written fee. Silence means the customary fee is deemed agreed.
- Paying in advance. The law forbids an advance for brokerage; anything else should be a named service.
- An agent as the only check. Agents are not subject to AML or licensing rules; verify the property yourself or with a lawyer.
Frequently asked questions
Are real estate agents licensed in Georgia?
No. There is no licensing system for brokers, so experience and references are the only filter.
How much commission do agents charge?
It varies and is negotiable. Agree the amount and who pays it in writing before the first viewing.
Can I buy without an agent?
Yes. Many buyers use a lawyer instead, or alongside, to check the property and the contract.
Should the agent hold my power of attorney?
Not if the seller pays the agent. Give it to someone who works only for you, and limit it to the specific purchase.
Can I end an exclusive agreement?
At any time after six months, or earlier for a valid reason, under Article 747.
What if the agent turns out to be linked to the seller?
If they did not tell you before the deal, Article 748 takes away their right to a fee from you.
How we search on a buyer's behalf, and how we are paid, is set out on our property search page.
Sources
- Civil Code of Georgia (Chapter 16, Brokerage, Articles 744-748), Legislative Herald of Georgia (accessed 13 October 2026)
- Real estate scams in Georgia, ExpatHub (accessed 13 October 2026)
- MONEYVAL follow-up report on Georgia, Civil.ge, 7 May 2024 (accessed 13 October 2026)
Change log
- - Guide published from Civil Code Articles 744-748, ExpatHub and the MONEYVAL follow-up report; being reviewed by the partner lawyer.