Buying real estate in Georgia can be both exciting and risky. Georgia’s property market, especially in its capital Tbilisi, is still developing and is largely unregulated. This means you can find some incredible bargains, but it also means there are many pitfalls for buyers who are not familiar with how things work locally.
If you walk into a real estate deal in Georgia expecting the same standards and protections you would get in the US, UK, or Western Europe, you could be setting yourself up for disappointment. Things here work very differently. At the same time, if you know how to navigate the market, Tbilisi real estate can be an amazing investment opportunity. Property prices are still extremely low compared to most European capitals, and the city continues to grow in popularity with tourists, expats, and investors.
In this guide, we will explore the current situation in Georgia’s real estate market, the common problems buyers face, and the scams or tricks you need to watch out for. We will also explain why some “too good to be true” deals are actually genuine opportunities if you know how to evaluate them correctly.
The Reality of Real Estate Deals in Georgia
Many real estate deals in Georgia still rely heavily on personal trust rather than formal systems. A typical property transaction might start with the buyer meeting the seller, shaking hands, and even sharing a glass of wine together. This is a cultural tradition and can feel charming, but it also means that transactions often move forward without the kinds of inspections and due diligence that most buyers from Western countries are used to.
You might view a property, ask the seller a few questions, and make a decision based mainly on what you see and what you are told. There is usually no professional home inspection and very little paperwork to verify the property’s condition. This can lead to three major problems:
- Competency of the Seller: Even if the seller is being honest, do they really understand the quality of the property? For example, they may not realize that poor workmanship by a relative has caused hidden water damage that will turn into a serious mold problem in six months.
- Trust Issues: In small rural communities, sellers might have felt social pressure to be truthful because everyone knew each other. In a big city like Tbilisi, this social accountability no longer exists. Some sellers may exaggerate or even hide major flaws in the property without fear of consequences.
- Unregulated Agents: Real estate agents in Georgia are a major challenge for buyers. There is no licensing system, no formal training, and very few repercussions for bad behavior. Anyone with a business card can call themselves an agent. Many will say absolutely anything to close a sale, even if it means lying.
Are Good Real Estate Agents the Solution?
You might think that the answer is to find a trustworthy agent and let them guide you. Unfortunately, it is not that simple. While a small percentage of agents are genuinely professional, you will face another big problem:
Tiny Portfolios: In Western countries, agents often share access to a large database of properties. In Georgia, this almost never happens. Agents typically represent only a small selection of properties—sometimes just 10 or 15—and they will try to sell whatever they can get, regardless of whether it suits your needs.
If you do not like the limited options that one agent has, you will have to start over with another agent. This means repeating the same frustrating process and exposing yourself to the same risks.
Because of this, the best strategy is usually to find the property yourself (often through a lot of hard work and luck) and then deal directly with the agent who represents it, even if they are not ideal.
Some companies, such as ExpatHub, try to solve this problem for foreigners. Instead of working for sellers, they represent buyers and handle the negotiations, paperwork, and inspections. They know the tricks and scams that many agents use and can save you a lot of stress and wasted time.
Common Real Estate Scams in Georgia
The word “scam” can mean different things in Georgia’s real estate market. Some practices are outright fraudulent, while others are simply part of how the system works. Knowing the difference can save you a lot of frustration.
1. Fake Listings – The Classic Bait and Switch
When you start searching for property, you will probably visit popular real estate websites like myhome.ge or ss.ge. These can be helpful, but you must be careful. Many agents use these websites to post fake or misleading listings.
Here is how it works:
- You see a beautiful apartment at an unbelievably low price.
- You call the agent, only to be told that the property was “just sold.”
- The agent then offers to show you other options, which turn out to be much worse and much more expensive.
At first, you might think the agent is just trying to be helpful, but after contacting several agents and hearing the same story, you will realize it is a deliberate tactic.
Some of these fake listings are posted just minutes before you call, so it is unlikely that the property sold that quickly. These ads are simply lead magnets to get your phone number and start pushing other properties on you.
There is another twist: Because there is no exclusivity in Georgia, the same property may be listed by multiple agents. If one agent sells it, the others often do not know and keep advertising it for weeks or even months afterward. This again shows how disorganized and unprofessional the market can be.
What’s Next?
Fake listings are just one example. There are also title deed issues, inflated property valuations, and cases where sellers deliberately hide legal problems with the property. In the following sections (to be covered in detail), we will break down other common scams and explain how to protect yourself.
The most important takeaway is this: If you are buying property in Georgia, you cannot simply rely on trust. You need to be methodical, ask lots of questions, verify everything independently, and get professional help if you are unsure.
With the right approach, you can still find excellent deals in Tbilisi and other cities, but you must be prepared to work harder than you would in a regulated market.
