Buying in Sandy Springs and wondering what you’ll actually pay on closing day? You’re not alone. Closing costs can feel like a black box, especially when local fees and loan rules come into play. In this guide, you’ll learn what closing costs include, what’s typical for Fulton County, and how to estimate and manage them with confidence. Let’s dive in.
What closing costs cover
Closing costs are the one-time fees and prepayments you make to finalize your home purchase. They show up on your Closing Disclosure, which your lender must share at least three business days before closing.
Loan-related charges
These are the fees tied to getting your mortgage. You may see an origination or underwriting fee, optional discount points if you buy down your rate, and smaller items like a credit report or rate lock fee. Your appraisal is usually required by the lender.
Title and settlement costs
You’ll pay for the lender’s title insurance policy and the title search and closing attorney or settlement agent. Local custom can influence who pays the owner’s title policy in Georgia. Recording fees to file your deed and mortgage with Fulton County are also part of this section.
Prepaids and escrows
Most lenders require you to prepay your first year of homeowners insurance or provide proof of a binder. You’ll also see property tax proration to the closing date and an initial deposit to set up your escrow account. Lenders can hold a small cushion in escrow in addition to monthly payments.
Inspections and extras
Common inspections include general home, termite/pest, and sometimes radon or sewer scope, depending on the home. If requested, a survey or septic inspection may appear as well. These are often paid outside of closing but still part of your overall budget.
Government and recording fees
This bucket includes fees to record your deed and mortgage at the county level. Some states also charge transfer or conveyance taxes; in Georgia, state and local recording and transfer practices are specific, so plan to verify how they apply to your purchase.
How much buyers typically pay
A common national rule of thumb is 2% to 5% of the purchase price in total closing costs when you finance a home. This range includes lender fees, settlement/title charges, and prepaids and escrows. For example, on a $400,000 home, that can mean an estimated $8,000 to $20,000. Your exact number depends on your loan program, insurance, taxes, and any negotiated seller credits.
Fulton County specifics to know
Recording and clerk fees
Fulton County recording fees are set by the Clerk of Superior Court. They are typically small fixed amounts plus per-page charges and can vary by document type. Your closing attorney or title company can provide the current fee schedule for deeds, mortgages, and releases.
Property taxes and proration in Sandy Springs
Property taxes in Sandy Springs include county and city millage components. Taxes are billed annually and prorated at closing based on your contract terms. Check actual assessed value and millage rates for the property through the county and city to understand your prepaid amounts and escrow setup.
Georgia transfer and recording taxes
Georgia’s approach to transfer and recording taxes is different from states with large, separate transfer taxes. Confirm current state and county practices and how any applicable charges are calculated for your transaction. Your closing attorney or title company will itemize these on your estimate and Closing Disclosure.
Who pays the owner’s title policy
In Georgia, it is often customary for the seller to pay the owner’s title insurance premium, but this is not a set rule. In Sandy Springs, it can vary by neighborhood and by contract. Confirm who pays which title costs when you negotiate and put it in writing.
HOA fees and assessments
Many Sandy Springs homes sit within HOAs that charge transfer or estoppel fees and prorate dues. These costs can be several hundred dollars or more, depending on the association. Request the HOA fee schedule early so you can plan your budget.
How your loan affects costs
Your loan program shapes your closing costs and what sellers can contribute.
- Conventional loans: Contribution limits and mortgage insurance rules vary based on down payment and property type. Ask your lender for current thresholds.
- FHA loans: Expect an upfront mortgage insurance premium that can be financed. Seller contributions are allowed up to program limits.
- VA loans: VA has a funding fee and specific rules for what sellers can pay. Some fees are treated differently for VA borrowers.
- USDA loans: USDA has a guarantee fee and its own seller credit guidelines.
Because these limits change, confirm details with your lender before you write an offer.
Estimate your closing costs step by step
- Ask two or three lenders for Loan Estimates. Compare origination costs, points, and projected escrows.
- Request preliminary title/closing estimates from two or three local closing attorneys or title companies. Compare title premiums, settlement fees, and recording charges.
- Confirm property taxes and escrow needs. Ask how tax proration will be calculated and how much the initial escrow deposit will be.
- Get an insurance quote early. Your first-year premium and coverage choices affect your prepaids and monthly payment.
- Confirm HOA costs. Ask about transfer or estoppel fees, move-in charges, and prorated dues.
- Add inspection costs. Budget for general home, termite, and any additional inspections your property may require.
- Build a cushion. Plan for small variances so last-minute changes don’t cause stress.
Ways to lower your out-of-pocket costs
- Shop your loan. Small differences in lender fees and rate can mean big savings.
- Negotiate seller credits. Concessions can offset your closing costs, subject to loan program limits.
- Consider timing. Closing later in the month can reduce prepaid interest.
- Ask about assistance programs. Some Georgia and local programs can help with down payment or closing costs. Your lender can share current options and eligibility.
- Bundle smartly. Compare homeowners insurance quotes and coverage to balance price and protection.
Timeline and disclosures
Your lender must provide the Closing Disclosure at least three business days before closing. Review it line by line and ask questions about anything unexpected. If significant terms change, your three-day review window may reset. Stay in close contact with your lender and closing attorney to keep the timeline on track.
Protect your funds from wire fraud
Wire fraud is a real risk during real estate closings. Always verify wiring instructions by calling your closing attorney or title company using a trusted phone number, not an email thread. Never send funds based on changed instructions received by email. If anything looks off, stop and call to confirm.
A quick example: Sandy Springs buyer
Imagine you’re buying a $500,000 home with a mortgage. You might see lender fees, an appraisal, lender’s title insurance, a settlement fee, recording fees, and prepaids for insurance and taxes. You’ll add any inspections you choose and potential HOA transfer costs. If you negotiate seller credits within your loan program’s limits, those can reduce what you bring to closing.
Your next steps with confidence
- Get preapproved and collect two or three Loan Estimates to compare.
- Ask us to introduce you to trusted closing attorneys for estimates.
- Confirm tax proration, HOA fees, and insurance early in due diligence.
- Review your Closing Disclosure carefully when it arrives.
- Verify wiring instructions by phone before you send any funds.
When you work with us, we’ll help you price out your closing costs up front, negotiate strategically, and keep every line item transparent. Ready to start your Sandy Springs home search with clear numbers and a plan? Connect with the team at georgiahomes.realestate to Schedule a Free Consultation.
FAQs
How much are buyer closing costs in Fulton County?
- Buyers who finance typically pay about 2% to 5% of the purchase price, depending on loan program, insurance, taxes, and any seller credits.
Who pays the owner’s title insurance policy in Georgia?
- It’s often the seller by local custom, but it’s negotiable in Sandy Springs; confirm responsibilities in your purchase agreement.
When will I see my final closing numbers?
- Your lender must deliver the Closing Disclosure at least three business days before closing so you can review every charge.
Can the seller pay some of my closing costs?
- Yes, seller concessions are allowed but limited by your loan program; ask your lender for the current limits before you write an offer.
Do I need an escrow account for taxes and insurance?
- Most lenders require an escrow for property taxes and homeowners insurance, including an initial deposit and a small cushion at closing.
