Surprised by how many fees show up at closing? You are not alone. When you understand what is typical in Atlanta and what you can negotiate, you protect your bottom line and your timeline. In this guide, you will learn what buyers and sellers in Fulton County usually pay, how Georgia’s attorney-led closings work, and how to budget with confidence. Let’s dive in.
Closing costs in Atlanta: the short answer
If you are buying with a loan, plan for about 2%–5% of the purchase price in closing costs. This range covers lender charges, title insurance for the lender, prepaid taxes and insurance, recording, settlement, and inspections. Cash buyers pay less without lender fees but still have title, recording, and due diligence costs.
If you are selling, your largest cost is the real estate commission, customarily about 5%–6% of the sale price in many markets. After that, typical seller closing costs add roughly 1%–3% more for items like the owner’s title policy, prorations, recording, and payoff-related fees. In total, many Atlanta sellers see ~6%–9% of the sale price go to closing costs, depending on the contract and concessions.
How Georgia closings work
Georgia closings are commonly attorney-led. The closing attorney or title company handles the title search and commitment, prepares settlement statements and deeds, coordinates loan payoffs, disburses funds, and records the deed and mortgage in Fulton County. After recording, the final title policy is issued.
If you finance your purchase, you will receive a Loan Estimate after application and a Closing Disclosure at least 3 business days before closing. This window lets you compare estimates to final numbers and ask questions. Cash buyers receive an itemized settlement statement even though a federal Closing Disclosure is not required.
Buyer costs: line items
Here are common buyer charges in Atlanta. Amounts vary by lender, property, and timing.
- Lender origination fee or points: 0%–1% of the loan amount, or a flat fee
- Appraisal: $450–$850
- Credit report: $30–$60
- Lender title insurance policy and title search: roughly $500–$2,000, depending on loan amount and title rates
- Owner’s title policy: often paid by the seller in Atlanta as a local custom, but it is negotiable
- Recording and county fees: usually a few hundred dollars
- Prepaid items and escrow deposits: first-year homeowners insurance, prepaid property taxes or reserves, and initial escrow funding
- Closing attorney or settlement fee: typically $300–$1,200
- HOA estoppel (if applicable): $100–$400; often a seller cost but negotiable
- Survey (if required): $300–$1,000
- Inspections (home, termite/pest): $300–$800, usually paid before closing
Seller costs: line items
Sellers typically see these items on the settlement statement:
- Real estate commission: commonly ~5%–6% of the sale price
- Owner’s title insurance premium: often a seller-paid custom in Atlanta, but negotiable
- Payoff of existing mortgage(s) and lien release fees, per lender payoff statements
- Prorated property taxes and HOA dues to the closing date
- Recording and documentary fees: often a few hundred dollars
- Seller concessions, if negotiated for buyer closing costs or repairs
- Closing attorney or settlement fee: often split or assigned by contract, typically $300–$1,200
- Repairs agreed to after inspection
What is negotiable in Atlanta
Several costs are negotiable and can be reassigned by contract. Knowing which is which helps you manage net proceeds as a seller or cash to close as a buyer.
- Negotiable:
- Commission rate with your listing agent
- Seller concessions toward buyer closing costs
- Who pays for certain repairs, surveys, or specific settlement fees
- Allocation of the closing attorney fee
- Customary, but negotiable in contract:
- Seller often pays the owner’s title insurance premium in Atlanta
- Some recording or deed-related fees are traditionally divided by custom
- Non-negotiable legal obligations:
- Any state or county required mortgage-related taxes or recording fees must be paid as required by law
Always spell out responsibilities in the purchase contract and review the draft settlement statement early.
Timeline and what to expect
- Contract to close: financed purchases often take 30–45 days. Cash closings can be shorter.
- Disclosures: your lender issues a Loan Estimate after application. Buyers must receive the Closing Disclosure at least 3 business days before closing.
- Closing day: bring a valid photo ID and certified or wired funds as instructed. Sellers should bring IDs, keys, and any documents requested by the closing attorney.
After closing, the attorney records the deed with Fulton County, typically within 24–72 hours. Title policy issuance follows recording and disbursement.
Budgeting tips and common pitfalls
- Verify wiring instructions by phone with the closing attorney, using a known number. This reduces wire fraud risk.
- Watch for last-minute changes to your Closing Disclosure. A redisclosure can reset timing, so stay in close contact with your lender and closer.
- Request the title commitment and any payoff statements early to catch liens or unpaid taxes.
- Two business days before closing, confirm your final cash-to-close with the closing attorney to avoid a funds shortfall.
Example: $400,000 purchase
Here is an illustration to frame expectations. Actual costs depend on your contract and providers.
- Buyer closing costs at 2%–5%: about $8,000–$20,000
- Possible breakdown: lender fees $2,000; appraisal $600; title and lender policy $1,500; recording and prepaid taxes/insurance $3,000; inspections $700; closing fee $300
- Seller costs:
- Commission at 5.5%: $22,000
- Other closing costs at 1%–3%: $4,000–$12,000
- Total seller costs: roughly $26,000–$34,000 (6.5%–8.5% of sale price)
Quick checklists
Buyers
- Request a Loan Estimate and plan for 2%–5% in closing costs
- Budget for inspections and possible survey
- Ask the closing attorney for an Estimated Closing Statement after contract
- Confirm wire instructions and bring government ID to closing
Sellers
- Ask your agent for a seller net sheet and plan for ~6%–9% total closing costs
- Confirm whether you are paying the owner’s title policy per local custom
- Order payoff statements early and gather HOA documents if needed
- Review your draft settlement statement before closing
Work with a steady hand
A smooth closing starts with clear expectations, early estimates, and disciplined coordination with your lender and closing attorney. If you want a single point of accountability to manage the moving parts while protecting your net outcome, let’s talk. Request a private consultation with Brandon Patterson.
FAQs
What do buyers typically pay in Atlanta closing costs?
- Buyers who finance often pay 2%–5% of the purchase price, covering lender charges, title for the lender, recording, prepaid taxes and insurance, settlement, and inspections.
What do sellers typically pay in Atlanta closing costs?
- Sellers commonly pay a ~5%–6% commission plus ~1%–3% in other costs, for a total of ~6%–9% of the sale price, depending on the contract and concessions.
How do Georgia’s attorney-led closings work?
- A closing attorney handles title work, documents, payoffs, disbursement, and recording, and coordinates title insurance policy issuance after closing.
What is customary vs. negotiable in Fulton County?
- It is customary for sellers to pay the owner’s title policy, but this and many other fees are negotiable; list allocations in your contract and confirm on the settlement statement.
What is the Closing Disclosure timing for buyers?
- If you have a loan, you must receive a Closing Disclosure at least 3 business days before closing so you can compare costs and address questions.
How long does a financed purchase take to close?
- Many financed purchases in Atlanta close in 30–45 days, while cash transactions can close sooner, subject to title and document readiness.
