Skip to content
georgiapropertydeed.com

Georgia Limited Warranty Deed — Flat $249

The standard Georgia residential-transfer deed. The grantor warrants title for their ownership period — not for problems that existed before they took ownership. Flat $249. Your deed in 2 business days. Recorded with the county clerk after you sign.

Order Your Limited Warranty Deed — $249 Or call us at (404) 939-6223 →
  • Deed in 2 business days
  • All 159 Georgia counties
  • ClearPath Guarantee

What is a limited warranty deed?

A limited warranty deed (sometimes called a "special warranty deed" in other states) transfers ownership of Georgia real estate with a narrow warranty of title. The grantor guarantees two things:

  1. They actually own the property and have the right to transfer it
  2. The title is clear of any defects that arose during their period of ownership

What the grantor does not warrant is the title history before they took ownership. If a title defect traces back to a prior owner — a forged signature 40 years ago, an unreleased lien from the 1990s, a boundary dispute from before the grantor bought the house — the grantor isn't on the hook for it.

Why it's Georgia's most common transfer deed

The vast majority of Georgia residential closings use a limited warranty deed, not a general warranty deed. Title insurance fills the gap: the grantor warrants their own period, and the buyer's owner's title policy covers everything earlier. It's a sensible division of risk — and it's why "limited warranty" is the default in Georgia real estate.

When to use a Georgia limited warranty deed

FSBO home sale

Selling your home without an agent and your buyer is getting their own title insurance. You want to offer a warranty for your period of ownership — but not for centuries of prior history.

Estate transfer to heir

Executor or administrator transferring property from an estate to a beneficiary. Limited warranty is the standard in Georgia — the estate warrants its period, nothing earlier.

Investor / LLC sale

Selling a flip, rental, or investment property where the buyer is handling their own due diligence and title insurance. Limited warranty is the industry norm.

Family sale (with real consideration)

Parent selling a property to an adult child for actual money. The family bond warrants a deed cleaner than a quitclaim — and limited warranty is the natural fit.

Bank or foreclosure-related transfer

Post-foreclosure sales and short sales almost always use limited warranty. The seller hasn't owned the property long enough to warrant its full history.

Entity-to-entity transfer

Moving property from one of your LLCs to another, or from an individual to a holding entity, when you want the warranty chain preserved for future resale.

How we prepare your limited warranty deed

Three steps. Start to finish in about 2 weeks.

  1. takes ~5 minutes

    Step 1 — Share property and party details

    Complete our online form: property address, grantor (seller), grantee (buyer), and any sale details. Upload the current deed if you have it — otherwise we pull it from county records.

  2. ready in 2 business days

    Step 2 — Receive your limited warranty deed

    We pull the title record, confirm the legal description, prepare the limited warranty deed with correct Georgia warranty language, complete the PT-61 transfer form, and email everything with signing instructions.

  3. recording up to 1 week

    Step 3 — Sign, notarize, and we record it

    Grantor signs in front of a notary and one witness. Ship it back with our prepaid FedEx label. We eFile with your county clerk under HB 1292 and a recorded copy lands in your inbox when it's official.

Quitclaim vs. limited warranty vs. general warranty

  Quitclaim Limited Warranty General Warranty
Warrants grantor actually owns it ✗ ✓ ✓
Warrants title during grantor's ownership ✗ ✓ ✓
Warrants title before grantor's ownership ✗ ✗ ✓
Typical use Family / trust / LLC Most GA sales Max protection requested
Most common GA residential deed — ✓ —
Cost to prepare with us $249 $249 $249

A limited warranty deed sits in the middle. It carries real, enforceable warranty language — more than a quitclaim provides — without the extended liability of a general warranty deed. For most Georgia residential transfers involving real consideration, it's the right deed. Pair it with owner's title insurance (not something we provide at Georgia Property Deed) and the buyer is fully protected.

Is a limited warranty deed right for you?

Good fit

  • FSBO home sale where the buyer is getting title insurance elsewhere
  • Estate or executor transferring property to an heir
  • Investor selling a rental or flipped property
  • Bank/REO post-foreclosure transfer
  • LLC-to-LLC or individual-to-LLC transfer with a real consideration
  • Family sale with money changing hands
  • Any Georgia deed where the grantor wants to warrant their own period of ownership but not earlier history

Not a fit

  • Non-sale family transfers with no money changing hands (use a quitclaim)
  • Buyers who want full-history title protection (use a general warranty — but the practical substitute is a limited warranty + owner's title policy)
  • Transfers where the grantor isn't comfortable warranting even their own period (use a quitclaim)
  • Property outside Georgia

Not sure which deed is right? Call (404) 939-6223 — a title examiner will walk you through it before you pay a cent.

What's included — flat $249

  • Title record review before drafting (we flag anything unusual)
  • Custom-drafted Georgia limited warranty deed with correct warranty language
  • PT-61 real estate transfer form (or exemption claim)
  • Plain-English signing instructions (notary + one witness)
  • Prepaid FedEx return label
  • County eFiling and recording (per HB 1292)
  • Recorded copy emailed to you
  • Lifetime customer support
  • ClearPath Guarantee (60 days, money-back)

Rush option — $329

Priority queue ahead of standard orders, deed drafted in 1 business day, priority recording support, and same-day response to questions.

Order Your Limited Warranty Deed — $249 Upgrade to Rush — $329

We file in every Georgia county — including Fulton, Cobb, Gwinnett, DeKalb, and Chatham.

Georgia Limited Warranty Deed — Frequently Asked Questions

What exactly does "limited warranty" warrant?
The grantor warrants two things: (1) they own the property and have the legal right to convey it, and (2) the title is free of defects that arose during their period of ownership. They do not warrant anything about the title before they took ownership. It's a narrower promise than a general warranty deed, but broader than a quitclaim (which makes no warranty at all).
Is a limited warranty deed the same as a special warranty deed?
Yes, functionally. Some states call it "special warranty," Georgia calls it "limited warranty" — the legal effect is the same. If you've seen a deed template labeled "special warranty deed," a Georgia limited warranty deed is the equivalent.
Why is limited warranty the most common deed in Georgia sales?
Because it aligns risk with what each party can reasonably know. The seller can vouch for their own ownership period — they lived through it. The buyer addresses earlier history through an owner's title insurance policy, which is cheaper and more effective than asking the seller to stand behind 100 years of prior owners. Limited warranty + owner's title insurance is the standard Georgia residential transaction.
Does a limited warranty deed give the buyer title insurance?
No. A deed is a conveyance document, not insurance. If the buyer wants title insurance, they purchase an owner's title policy separately from a title company — typically at or before closing. Georgia Property Deed prepares the deed itself; title insurance is a different service handled by ClearPathTitle or other title agents.
If a title defect from before my ownership shows up, am I liable as the grantor?
No. That's the whole point of a limited warranty deed — your warranty only covers your period of ownership. If a defect traces back to a prior owner, the buyer's recourse is their title insurance policy (if they bought one), not you.
Should I use a limited warranty deed for a family transfer with no money changing hands?
Usually a quitclaim is cleaner for that situation — simpler, cheaper, and the warranty language of a limited warranty adds no practical benefit between family members who already trust each other. See our quitclaim deed page →
Does the grantee need to sign?
No. In Georgia, only the grantor signs a deed. The grantee accepts by recording. Execution requirements: grantor signature, a notary, and one witness.
Can a limited warranty deed be used for a sale between strangers?
Yes — it's actually the standard deed for arm's-length Georgia residential sales. As long as the buyer has owner's title insurance to cover anything older than the seller's ownership period, the parties are well-protected.
Are the warranties in a limited warranty deed enforceable in court?
Yes. Unlike a quitclaim (which makes no title warranty), the warranty covenants in a limited warranty deed are enforceable. If a defect arose during the grantor's ownership and wasn't disclosed, the grantee can sue for damages under the deed's warranty language.
How long does the full process take?
We draft your limited warranty deed within 2 business days of receiving your property details. After you sign and return, your county records it in up to 1 week, depending on county workload. Total door-to-door: roughly 2 weeks.

Ready to prepare your Georgia limited warranty deed?

  • $249 flat rate
  • Deed in 2 business days
  • 100% remote
  • ClearPath Guarantee
Order Your Limited Warranty Deed — $249 Or call us at (404) 939-6223 →

Other Georgia deed types we prepare