A federal shutdown slows certain mortgage steps—mainly FHA/VA/USDA and IRS transcript checks, but it doesn’t stop Atlanta real estate. Here’s what’s actually impacted and how buyers/sellers can keep momentum.

KEY IMPACTS

• Government-backed loans: expect delays where human review is needed.

• Conventional loans: mostly continue with fewer bottlenecks.

• Rates: recently eased, but affordability is still ruled by prices, debt, and living costs.

• ATL wrinkle: near creeks/Chattahoochee tributaries, handle flood certs/insurance early.

BUYER MOVES (METRO ATL)

• Get fully underwritten and lock your rate; keep your lender updated on job/assets/gifts.

• Ask if your file needs IRS transcripts; add buffer days.

• Using FHA/VA/USDA? Request a shutdown-specific timeline with Plan B steps.

• Price the monthly (PITI), not just the rate; taxes/insurance hit budgets here.

• Tour midweek for cleaner reads on the house and less competition.

SELLER PLAYBOOK

1. Evaluation: Get a realistic price range, net sheet, and demand read early; skip data-harvesting “free value” widgets.
2. Preparation: One folder with warranties/permits/receipts; service HVAC, fix slow drains, touch-up paint, replace fogged panes; verify deeded owners/POAs/trusts; consider pre-list inspections for older intown homes/estates.
3. Action: Price for today’s pace; pair with full documentation, clean disclosures, strong photos, and tight timelines.

CURB APPEAL (ATL)

• Prep lawn now for spring: overseed, edge beds, mulch, trim trees off the roof.

• Manage water: regrade low spots, clean gutters, add splash blocks—storms test everything.

• Under heavy pines, favor hardscape/groundcovers/pine-straw geometry over struggling sod.

AFFORDABILITY REALITY

• Lower rates help, but affordability = prices + debt + living costs; expect more negotiation on credits, buydowns, and targeted price cuts when condition/pricing miss.

• Move-up owners with ~3% loans: consider buy-then-refi with a clear break-even; if staying 2–3 years, focused renos may beat a move.

60–120 DAY CHECKLIST

Buyers: fully underwritten; lender with a published shutdown plan; midweek tours; confirm flood/insurance early; verify the full monthly.

Sellers: yard work now; service systems and save receipts; pre-clear title issues (estates/divorces/trusts); list with ages, warranties, and improvement docs.

BOTTOM LINE

Shutdowns slow pieces of the mortgage machine—most notably FHA/VA/USDA—but deals still get done. Plan early, document thoroughly, and keep timelines realistic to win closings this season.