What Buyers Pay in Georgia Closing Costs

Are you trying to pin down how much you’ll pay at closing in Sandy Springs? You’re not alone. Closing costs can feel mysterious, especially when you’re comparing homes and watching your budget. In this guide, you’ll learn what buyers typically pay in Georgia, how Fulton County practices can affect your bottom line, and realistic examples at common Sandy Springs price points. Let’s dive in.

What closing costs include in Georgia

Closing costs cover the services and prepaid items needed to finalize your purchase. In Georgia, most buyers see a mix of these categories:

• Lender-related charges: origination, processing, underwriting, points if you choose to buy down your rate, appraisal, credit report, and small third-party verifications.
• Title, escrow, and settlement: title search and exam, lender’s title insurance, optional owner’s title insurance, settlement/closing fees, and courier or wire fees.
• Prepaids and escrow deposits: property tax proration between you and the seller, homeowners insurance premium, initial escrow funding for taxes and insurance, and mortgage insurance if required.
• Government and recording fees: county recording for your deed and mortgage and any state or county mortgage-related taxes where applicable.
• Inspections and optional items: home inspection, termite inspection, radon or specialty inspections, survey if required, and an optional home warranty.
• HOA-related charges: estoppel letters, transfer or initiation fees, and prepayment of dues when required by the association.

Who usually pays what in Sandy Springs

• If you finance, you typically pay lender charges, appraisal, credit report, and your share of prepaid interest and escrow deposits.
• Buyers commonly pay the lender’s title policy and settlement fees. The owner’s title policy is optional for buyers and can be negotiated.
• HOA transfer and estoppel fees are often buyer costs, but they can be negotiated in your contract.
• Property taxes are prorated at closing. You’ll credit or be credited based on the closing date and what’s already been paid for the tax year.
• Sellers can contribute toward buyer closing costs as a concession, subject to loan program limits and the terms you negotiate.

Typical ranges you can expect

As a starting point, budget roughly 2% to 5% of the purchase price for buyer closing costs and prepaids. Your total depends on your price point, loan type, HOA fees, and what you negotiate. Typical single-line ranges include:

• Lender origination/processing: $500 to $2,000, or about 0.25% to 1% of the loan amount
• Appraisal: $400 to $900
• Credit report: $25 to $75
• Title insurance (lender’s policy): roughly 0.2% to 0.6% of the loan amount
• Owner’s title policy (optional): roughly 0.3% to 0.7% of the purchase price
• Title/settlement fees: $300 to $900 total
• Recording fees: typically tens to low hundreds of dollars in Fulton County
• Homeowners insurance (first-year premium): $800 to $2,500+
• Initial escrow deposits: often 1 to 3 months of combined taxes and insurance
• HOA estoppel/transfer: $100 to $500+, sometimes higher
• Inspections: $300 to $1,000+, survey $350 to $800

Sandy Springs examples by price point

These examples blend lender fees, title, recording, inspections, HOA charges, and initial escrows. They exclude your down payment. Your actual numbers will vary.

Example A: $400,000 condo or starter home

• Estimated total (2% to 4%): $8,000 to $16,000
• Sample midpoint breakdown:
  • Loan fees and appraisal: $2,000
  • Title, recording, and owner’s policy share: $2,500
  • Initial escrow for taxes and insurance: $2,500
  • Inspections, HOA, and misc.: $1,500
  • Approximate total: $8,500

Example B: $600,000 single-family home

• Estimated total (2% to 4%): $12,000 to $24,000
• Sample midpoint breakdown:
  • Loan fees and appraisal: $2,500
  • Title, recording, and owner’s policy share: $3,500
  • Initial escrow for taxes and insurance: $3,500
  • Inspections, HOA, and misc.: $2,500
  • Approximate total: $12,000

Example C: $800,000 higher-end home

• Estimated total (2% to 4%): $16,000 to $32,000
• Sample midpoint breakdown:
  • Loan fees and appraisal: $3,000
  • Title, recording, and owner’s policy share: $4,500
  • Initial escrow for taxes and insurance: $5,000
  • Inspections, HOA, and misc.: $3,500
  • Approximate total: $16,000

What changes as price rises? Title insurance premiums, escrow funding, and tax prorations scale with price. In HOA communities, transfer or initiation fees can materially increase your total, so get those numbers early.

Georgia and Fulton County items to verify

• Title insurance rates: Premiums are regulated in Georgia and depend on purchase price and loan amount. Request a title premium quote and a preliminary title report early.
• Recording and mortgage-related taxes: Fulton County sets recording fees and processes deed and mortgage recording. Confirm exact deed, mortgage, and any applicable tax amounts with your closing attorney or title company.
• Property tax proration: Fulton County taxes are prorated at closing. Millage rates from the county, city of Sandy Springs, and schools affect escrow funding and prorations.
• HOA requirements: Many Sandy Springs communities require estoppel letters and charge transfer or initiation fees. Confirm who pays in your contract.
• Local custom on owner’s title: In some deals, sellers pay the owner’s policy to attract buyers. In others, buyers pay. Your negotiation and market conditions will decide.

How to get your exact number

Use this simple checklist to get firm figures before you make an offer:

1. Get prequalified with 2 to 3 local lenders and request Loan Estimates for the same scenario. Compare interest rate, points, lender credits, and total closing costs.

2. Ask 2 to 3 Fulton County title or closing firms for an itemized estimate. Request the regulated title premium schedule and expected recording fees.

3. Confirm HOA transfer, initiation, or estoppel fees with the listing agent or HOA, and review the most recent property tax bill.

4. Add inspection, survey, and any specialty inspection costs to your budget. If you want a home warranty, include that too.

5. Discuss seller concessions with your agent and lender. Be sure you understand your loan’s limits on seller-paid costs.

6. Review your Closing Disclosure at least 3 business days before closing. Compare it to your original Loan Estimate and ask about any changes.

Ways to reduce what you pay

• Shop lenders: compare both rate and total fees, and ask about lender credits.
• Consider timing: a closing later in the month may reduce prepaid interest.
• Compare title quotes: settlement fees and some third-party charges vary.
• Evaluate points: paying points raises upfront cost but can lower your monthly payment. Run the break-even math.
• Negotiate concessions: ask the seller to cover specific costs within loan limits.
• Watch HOA costs: confirm transfer fees and upcoming dues so you can plan ahead.

Final thoughts

Closing costs in Sandy Springs typically land in the 2% to 5% range, but your exact number depends on price, loan type, HOA fees, and what you negotiate. When you collect written estimates from lenders and title companies early, you’ll be able to compare homes with confidence and avoid surprises at the closing table.

If you want local guidance through each step, connect with The Mike Price Team. Our team-based approach, neighborhood expertise, and streamlined process help you budget accurately and move from offer to closing with clarity.

FAQs

How much should a Georgia homebuyer budget for closing costs?

• A good starting point is 2% to 5% of the purchase price, including lender fees, title, recording, inspections, and initial escrows.

Can a seller pay some of my closing costs in Sandy Springs?

• Yes, seller concessions are common and negotiable, but loan program rules set limits on how much a seller can contribute.

What’s the difference between lender’s and owner’s title insurance?

• The lender’s policy protects the lender and is usually required with a mortgage, while the owner’s policy is optional and protects your ownership interest.

Which closing costs can I shop for as a buyer?

• You can compare lenders for origination and points, and you can request quotes from different title or closing companies for settlement and title fees.

How do I get an accurate closing-cost figure before I make an offer?

• Ask lenders for a Loan Estimate and request a title fee quote; confirm HOA fees and review tax bills to estimate prorations and escrow funding.