Can a broker license cover land deals that cross county lines in Georgia without extra registration

Georgia licenses are statewide, no county registration needed.

What does your survey timeline look like, because Baldwin County plat approval can sit for months?

The survey result is the thing to nail down first, because if that lot does cross into Putnam County, you are potentially looking at two separate platting reviews under two different county planning offices, and they do not coordinate with each other automatically.

Your license question is fine, Georgia is statewide, but the administrative headache is not the license. The real issue is whether Putnam has a subdivision ordinance that requires a different plat approval process than Baldwin does for lots under a certain acreage threshold.

What does your surveyor say about the likelihood of the line actually crossing?

The cross-county question on the license itself is straightforward: Georgia issues a single statewide license through GREC, and it carries no county-by-county registration requirement, so representing lots in Baldwin and an adjacent county falls under the same credential.

The risk nobody has flagged yet is the subdivision plat approval process, which runs through the county planning or zoning authority where each lot sits, and if the survey puts even a sliver of one lot across the county line, you may be dealing with two separate approval workflows running on different timelines, potentially with different minimum lot size requirements, road frontage rules, or Health Department septic setback standards, any one of which can hold a closing while the other county catches up.

Before you price the lots or open escrow, do you know whether either county's subdivision ordinance treats a 12-acre split into separate parcels as a minor subdivision with an administrative sign-off, or a major subdivision that triggers a full planning commission review cycle?

The license question is actually the easy part here. Georgia broker licenses are statewide, GREC does not care which county the dirt sits in, and there is no separate county-level registration you file just because a parcel crosses a line. What will cost you time and money is the plat approval side, because Baldwin County and whatever neighbor you end up touching will each have their own subdivision ordinance, and if even one lot falls across that line you may need two separate plat submissions, two sets of fees, and two planning departments who have never talked to each other in their lives. I did something similar in Dolnośląskie years ago with a parcel that crossed a gmina boundary and the bureaucratic overlap ate four months and about 18,000 PLN in carrying costs I did not plan for. Get the survey back before you do anything else on the sales side, because right now you are solving a problem that may not exist in the form you think it does.