Wow. That is tough. Are you an agent or the Buyer? Are you in Marietta or in Hanford? If the property was listed, then the listing agreement should hold the Seller responsible for the commission whether or not they close, but this is often difficult to collect without taking legal action. If the house was not listed then there should have been some other agreement, usually at Authorization to Show Unlisted Property, that was in place or the commission could have been agreed to in the Purchase Agreement. If it is FSBO and you are the Buyer, and there is a Buyer's Agreeement in place, the way it usually reads in GA is: The agents will attempt to be paid by the Seller, but if they cannot be paid by the Seller, then the Buyer could owe the Buyer's Agent a commission. Feel free to provide additional details if you like and I will try to assist further.