Have you ever wondered what happens when a golf ball crashes through your window?
Or worse—what if it happens again and again, leaving you with tens of thousands of dollars in damages and no clear path to recovery?
In this article, you’ll learn why golf ball liability has become such a costly problem in Metro Atlanta, what homeowners, golfers, and course operators can do to protect themselves, and how Georgia’s unique legal and insurance frameworks shape the outcomes of these disputes.
We’ll explore:
- The physics and risks behind modern golf shots
- How easements and Georgia law limit homeowner protections
- The gaps in insurance coverage for both courses and players
- How Metro Atlanta’s development boom is intensifying liability
- Emerging risk management and legal strategies
The Physics Behind the Financial Risk
Modern golf balls are more than just small white spheres—they’re high-speed projectiles.
- PGA Tour pros average 171 mph ball speed; amateurs typically reach 130–145 mph.
- Long-drive competitors push the limits, with world records exceeding 241 mph.
At those speeds, a ball can shatter glass, dent siding, or seriously injure someone. The National Electronic Injury Surveillance System documented nearly 30,000 annual ER visits from golf-related injuries over two decades, and the National Golf Course Owners Association warns that errant ball damage is increasing as post-pandemic participation surges.
The takeaway: With more golfers hitting farther than ever, errant shots carry serious liability potential.
The Limited Protection of Golf Course Easements
Homeowners often assume that living near a golf course means the course will pay for damages. In reality, easement protections are far narrower than many expect.
For example, in the DeSarno v. Jam Golf Management case, Georgia courts confirmed that easements can protect golf courses—but usually only within specific designated zones. Homeowners outside those zones are often left on their own.
Adding to the challenge, Georgia’s assumption of risk doctrine (§ 51-11-7) frequently blocks recovery. Courts often rule that buying property near a golf course means knowingly accepting the risks that come with it.
The takeaway: If you buy near a course, you may be legally considered “forewarned.”
The Insurance Coverage Reality Check
Insurance adds another layer of complexity:
- Golf courses typically carry general liability insurance ranging from $400 to $5,000 annually, often capped at $1 million. However, coverage for repeated errant ball damage is limited, and punitive damages may be excluded.
- Golfers often rely on homeowners insurance, which usually excludes liability for sports activities away from the insured property. That means many players have no coverage at all if their shot breaks a neighbor’s window.
The takeaway: Both homeowners and golfers face dangerous insurance blind spots.
The Development Boom and Density Crisis
Metro Atlanta is one of the fastest-growing metro regions in the U.S. The Atlanta Regional Commission projects 1.8 million new residents by 2050, driving demand for housing in golf-heavy areas.
This growth creates a double squeeze:
- Golf courses are closing or converting to housing—like the Trophy Club of Atlanta redevelopment.
- Remaining courses face more play—and thus more errant shots.
Properties on golf courses still command premiums—11% on average nationwide, and up to 30% for course-front homes—but with more people living closer together, liability risk is intensifying.
Georgia’s Unique Legal Framework
Georgia law makes golf ball liability especially tricky:
- Modified comparative negligence (§ 51-12-33): Homeowners can only recover if they’re less than 50% at fault. Courts sometimes assign homeowners partial blame for not being “aware” of nearby play.
- Assumption of risk doctrine: Homebuyers near golf courses may be treated like golfers themselves—choosing to live near inherent dangers and limiting their ability to recover damages.
The takeaway: Georgia law often favors golf courses over homeowners.
Emerging Risk Management Strategies
Some courses are turning to science and design to reduce liability:
- Trajectory studies pinpoint high-risk areas based on swing speed, launch angles, and wind conditions.
- Mitigation strategies include moving tee boxes, installing nets ($50,000–$200,000), or using landscaping as barriers.
- Insurance products are evolving, but premiums for enhanced errant-ball coverage can run 200–400% higher than standard policies.
The takeaway: Solutions exist, but they’re costly—and many courses can’t afford them.
The Economic Stakes and Future Implications
Homes near golf courses typically carry 9–19% value premiums. But as high-profile cases like Susan Montgomery’s $70,000 window repairs gain attention, buyers may start to discount those premiums to reflect liability risks.
For golf courses, the financial stakes are just as high. Operators who fail to invest in risk management may face lawsuits, insurance denials, or even closure. Those who adapt, however, could gain a competitive edge as liability-aware buyers and golfers seek safer communities.
Conclusion: The Path Forward
Golf ball liability in Metro Atlanta is no longer a niche problem—it’s a growing financial and legal challenge. As Susan Montgomery’s story shows, homeowners can face tens of thousands in damage with little recourse, while golfers and courses navigate costly insurance gaps.
If you’re considering a home near a golf course—or if you operate one—now is the time to conduct due diligence on easements, insurance coverage, and potential mitigation strategies.
Metro Atlanta’s growth ensures that golf will remain central to the region’s identity, but the risks cannot be ignored. By proactively addressing these challenges, property owners, golfers, and course operators can avoid costly surprises and preserve the long-term value of both homes and courses.
