Three different things
People use “Realtor”, “agent” and “broker” as if they meant the same thing. They describe three separate layers, run by three different kinds of organization.
| Layer | Who runs it | What it tells you |
|---|---|---|
| The license | The Georgia Real Estate Commission, a state agency | The person may practice real estate in Georgia, under a named brokerage. |
| REALTOR® membership | The National Association of REALTORS®, through local associations such as 400 North REALTORS® | The person belongs to a trade association and subscribes to its Code of Ethics. |
| MLS access | A multiple listing service, such as Georgia MLS or FMLS | The brokerage can list and search homes in that MLS. |
The license
The Georgia Real Estate Commission (GREC) is the state agency that administers Georgia's real estate license law for brokers, salespersons and community association managers. (Georgia Real Estate Commission, checked 2026-10-19)
The license is what you should check first, for every agent, on the GREC license search. Georgia’s brokerage relationship law also applies to every broker, member or not.
Under Georgia's Brokerage Relationships in Real Estate Transactions Act (BRRETA), agency means a broker represents a client by the client's written authority. (O.C.G.A. 10-6A-3(1), checked 2026-10-19)
The REALTOR® mark
What the mark means
- REALTOR® is a federally registered collective membership mark that identifies a real estate professional who is a member of the National Association of REALTORS® and subscribes to its Code of Ethics. National Association of REALTORS®, checked 2026-10-19
- NAR says the REALTOR® term should never be used as a substitute for 'real estate agent'; the mark distinguishes NAR members from other real estate licensees. National Association of REALTORS®, checked 2026-10-19
- NAR's marks manual says the REALTOR® marks serve only to identify NAR members and distinguish them from everyone else in real estate. National Association of REALTORS®, checked 2026-10-19
So “REALTOR®” is not a job title or a higher license. It is a membership mark. Used correctly, it is written in capitals with the registration symbol and refers only to a member. This guide uses “real estate agent” or “licensee” for everyone, and “Realtor” in plain type only where it matches the words people search for.
What membership adds
NAR requires REALTORS® to complete fair housing training every three years, alongside Code of Ethics training. (National Association of REALTORS®, checked 2026-10-19)
Members also subscribe to the association’s Code of Ethics, per the mark’s definition above. Membership is a commitment the person has made to the association, on top of the state license.
The local association for Lumpkin County
400 North REALTORS®, founded in 1973, is the local REALTOR® association that serves members in Dawson, Forsyth and Lumpkin counties. (400 North REALTORS®, checked 2026-10-19)
This guide is not affiliated with 400 North REALTORS®, the National Association of REALTORS® or the Georgia Real Estate Commission. To confirm a membership, ask the agent which association they belong to and check with that association.
Is it better to use a REALTOR® or a real estate agent?
Neither label tells you whether a particular person is right for your move. Both must hold a Georgia license, and the relationship and the fee are set by the written agreement either way. Membership adds the association’s ethics code and training requirements. Local experience, clear answers and fair terms still have to be checked person by person.
One practice change came from the association side. Since August 17, 2024, MLS participants who work with a buyer generally need a written agreement with that buyer before touring a home. NAR describes it this way:
Under the practice changes, a buyer working with an agent who is a REALTOR signs a written agreement with that agent before touring a home, in person or by live virtual tour. (National Association of REALTORS®, checked 2026-10-19)
That rule comes from NAR’s settlement and the MLS rules that followed, not from a Georgia statute. Georgia law separately requires written authority before a broker represents you, as quoted above. See buyer brokerage agreements for the details.
MLS access
The MLS is the database brokerages use to share listings. It is run separately from both the license and the association.
MLSs that serve Georgia
- Georgia MLS (gamls.com) says its listing exposure covers all 159 Georgia counties plus some counties in neighboring states. Georgia MLS home page, checked 2026-10-19
- First Multiple Listing Service (FMLS, fmls.com) is another Georgia MLS; it describes itself as the largest and first MLS in Georgia. FMLS home page, checked 2026-10-19
No single MLS is “the” MLS for Dahlonega. Ask each agent which MLS their brokerage lists and searches in. More in associations and MLSs in Lumpkin County.
What does not depend on membership
Georgia’s brokerage relationship law sets the duties a broker owes you, and it applies to every licensed broker, member or not. A buyer’s broker, for example, owes the duties the statute lists:
Duties set by Georgia law, not by membership
- A buyer's broker must seek a property at acceptable terms, timely present all offers, disclose adverse material facts the broker actually knows, advise the buyer to get expert advice, account for money, and keep requested information confidential. O.C.G.A. 10-6A-7(a), checked 2026-10-19
- Under BRRETA a broker owes only the duties listed in the statute (unless the parties agree otherwise in a signed writing), is not deemed a fiduciary, and must exercise reasonable care. O.C.G.A. 10-6A-4(a), checked 2026-10-19
Those duties come from the relationship you sign, not from a membership card. The agency relationships guide covers each relationship and what it means for advice and confidentiality.
Common mix-ups
- “Broker” and “agent”. A broker is the licensee who acts for others for a fee; salespersons and associate brokers act on the broker’s behalf. All three hold licenses, and the license search shows which one a person has.
- “Designated agent”. This is a role the broker assigns in one transaction, not a license type or a membership.
- “Realtor” on a sign or a profile. It should mean the person is a member. If it matters to you, ask which association.
- “MLS member” and “REALTOR®”. MLS access belongs to the brokerage’s MLS subscription, which is a separate service from association membership.
A designated agent is a licensee assigned by the broker to represent only one client in a transaction, to the exclusion of the firm's other clients and licensees. (O.C.G.A. 10-6A-3(9), checked 2026-10-19)
Questions to ask any agent about these layers
- What is your license number, and which brokerage is it held under?
- Are you a member of a REALTOR® association, and which one?
- Which MLS does your brokerage use for Lumpkin County homes?
- Which brokerage relationship would you offer me, in writing?
Questions people ask
Is every real estate agent a REALTOR®?
No. REALTOR® is a registered membership mark for members of the National Association of REALTORS® who subscribe to its Code of Ethics. NAR says the term should never be used as a substitute for "real estate agent".
What does the REALTOR® mark mean?
It is a federally registered collective membership mark that identifies a real estate professional who is a member of the National Association of REALTORS® and subscribes to its Code of Ethics.
Which REALTOR® association serves Lumpkin County?
400 North REALTORS®, founded in 1973, is the local REALTOR® association that serves members in Dawson, Forsyth and Lumpkin counties. It is a trade association, not the state regulator.
Source: 400 North REALTORS®
Next step: put those questions, and the rest, into the interview scorecard.
Laws, forms and practices change. Every rule on this page links to the office or statute that sets it; confirm with that source, or a Georgia attorney, before you rely on it.
