Buying a home in Georgia costs more than just the down payment. Before you get the keys, you also pay closing costs. These are fees charged by your lender, attorney, title company, the county, and other parties to finalize the transaction.
For most Georgia buyers, closing costs run between 2% and 5% of the purchase price. On a $350,000 home, that is $7,000 to $17,500. The exact amount depends on your loan type, lender, property taxes, attorney fees, and what you negotiate with the seller.
Georgia has a few rules and customs that make closing costs different from other states. Attorneys are required to oversee real estate closings. The state charges a transfer tax and an intangible recording tax on mortgages. And in many Georgia markets, sellers commonly pay for the owner’s title insurance policy.
This guide breaks down every buyer closing cost in Georgia, explains who pays what, and shows you how to reduce what you owe at closing.
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Buyer Closing Costs
- What Makes Georgia Closing Costs Different?
- Who Pays Closing Costs in Georgia?
- Who Pays Title Insurance in Georgia?
- Complete Breakdown of Buyer Closing Costs in Georgia
- When Do Buyers Find Out Their Exact Closing Costs?
- How to Reduce Closing Costs in Georgia
- Selling Your Georgia Home?
- Frequently Asked Questions
What Makes Georgia Closing Costs Different?
Georgia Requires Attorney Closings
Georgia is an attorney-closing state. Licensed attorneys must oversee residential real estate closings and handle the transfer of funds and documents.
Because of this, buyers usually pay attorney-related closing fees in addition to standard lender and title costs. Attorney fees commonly range from $700 to $2,000+, depending on the transaction.
Georgia Charges a Transfer Tax
Georgia charges a state real estate transfer tax when property changes ownership. The tax is commonly paid by the seller, though contract terms can vary.
The state transfer tax rate is typically calculated at $1 for every $1,000 of the home’s sale price.
Georgia Charges an Intangible Mortgage Tax
Georgia also charges an intangible recording tax on financed transactions. This tax applies to mortgage loans and is usually paid by the buyer.
The rate is generally $1.50 for every $500 of the loan amount, which can add several hundred or thousands of dollars depending on the mortgage size.
Sellers Commonly Pay the Owner’s Title Policy
In many Georgia markets, including Atlanta, Savannah, and Augusta, sellers commonly pay for the owner’s title insurance policy. Buyers usually pay for the lender’s title policy and loan-related fees.
This is a local custom, not a legal requirement, so the split can always be negotiated.
Property Taxes Are Moderate Compared to National High-Tax States
Georgia property taxes are generally lower than states like New Jersey or Illinois. Still, buyers usually prepay several months of property taxes into escrow at closing, depending on the county and closing date.
Who Pays Closing Costs in Georgia?
Most closing costs in Georgia are negotiable. But local custom and contract terms usually determine who pays for what. Here is how costs are typically split:
What Buyers Usually Pay
| Buyer Expense | Typical Cost |
| Loan origination fee | 0.5%-1% of loan amount |
| Appraisal fee | $450-$800 |
| Home inspection | $350-$700 |
| Credit report and underwriting fees | $100-$1,000 combined |
| Attorney fee | $700-$2,000+ |
| Survey fee (if required) | $300-$800 |
| Escrow and settlement fee | $500-$2,000 |
| Prepaid property taxes | Varies by county |
| Homeowners insurance (first year) | $1,500-$4,000+ |
| Lender’s title insurance policy | Based on loan amount |
| Recording fees | $50-$250 |
| Intangible mortgage tax | Based on loan amount |
| HOA transfer fees (if applicable) | $200-$1,000+ |
| FHA/PMI mortgage insurance (if applicable) | Varies by loan and down payment |
What Sellers Usually Pay
| Seller Expense | Typical Responsibility |
| Real estate agent commissions | Seller |
| Owner’s title insurance policy | Seller (commonly) |
| Georgia transfer tax | Seller (commonly) |
| Existing mortgage payoff | Seller |
| HOA resale documents | Seller |
| Property tax prorations | Shared/prorated |
| Repair credits negotiated in contract | Seller (if agreed) |
Buyer vs Seller at a Glance
| Expense | Buyer | Seller |
| Loan fees | Yes | |
| Appraisal | Yes | |
| Home inspection | Yes | |
| Attorney fees | Yes | |
| Lender’s title policy | Yes | |
| Owner’s title policy | Yes (commonly) | |
| Agent commissions | Yes | |
| Transfer tax | Yes (commonly) | |
| Intangible mortgage tax | Yes | |
| Recording fees | Yes | |
| Property tax prorations | Shared | Shared |
All of these costs are negotiable. Sellers can offer to cover some buyer costs as a concession, especially in slower markets.
Who Pays Title Insurance in Georgia?
There are two title insurance policies in most Georgia home purchases. The seller commonly pays for one. The buyer pays for the other.
| Policy | Who Typically Pays | Who It Protects | How Long It Lasts |
| Owner’s title policy | Seller (commonly) | The buyer | As long as buyer or heirs own the home |
| Lender’s title policy | Buyer | The mortgage lender | Until the loan is paid off |
The owner’s policy protects the buyer if a title problem comes up after closing, such as a lien from a previous owner, a forged deed, or a recording error. The lender’s policy only protects the mortgage company, not the buyer.
Title insurance rates in Georgia are not fixed by the state, so pricing can vary between title companies and attorneys. Here is what the owner’s policy typically costs:
| Home Purchase Price | Estimated Owner’s Policy Premium |
| $250,000 | $1,200-$1,800 |
| $350,000 | $1,700-$2,500 |
| $500,000 | $2,500-$3,800 |
| $750,000 | $4,000-$5,500 |
| $1,000,000 | $5,500-$7,500 |
Source: Georgia title insurance rate estimates based on regional industry averages and publicly available market data, 2026.
Ask the closing attorney or title company early whether the property qualifies for a reissue rate. This is a discount that applies when a previous title policy was issued on the same property within a recent time frame. It can reduce your total closing costs with no extra effort.
Complete Breakdown of Buyer Closing Costs in Georgia
| Fee | What It Covers | Typical Cost |
| Loan origination fee | Lender’s charge for processing your mortgage | 0.5%-1% of loan amount |
| Appraisal fee | Confirms the home’s market value before the lender approves the loan | $450-$800 |
| Home inspection | Identifies structural or mechanical issues before closing | $350-$700 |
| Credit report fee | Lender’s cost to pull your credit file | $30-$75 |
| Underwriting fee | Lender’s review and approval of your loan file | $300-$900 |
| Attorney fee | Legal review and closing representation | $700-$2,000+ |
| Survey fee | Confirms property boundaries and improvements | $300-$800 |
| Escrow and settlement fee | Attorney or title company’s charge for managing the closing process | $500-$2,000 |
| Prepaid property taxes | Months of property tax paid into escrow at closing | Varies by county |
| Homeowners insurance | First-year premium paid before closing | $1,500-$4,000+ |
| Lender’s title insurance | Protects the lender’s financial interest in the property | Based on loan amount |
| Recording fees | County’s charge to record the deed and mortgage documents | $50-$250 |
| Intangible mortgage tax | State tax charged on financed mortgage loans | Based on loan amount |
| HOA transfer fee | Covers HOA documentation and account transfer to the new owner | $200-$1,000+ |
| FHA/PMI mortgage insurance | Required for FHA loans and low-down-payment conventional loans | Varies |
Estimated Total Closing Costs by Home Price
| Home Price | Estimated Buyer Closing Costs | Range |
| $250,000 | $5,000-$12,500 | 2%-5% |
| $350,000 | $7,000-$17,500 | 2%-5% |
| $500,000 | $10,000-$25,000 | 2%-5% |
Cash buyers typically pay less because they skip most lender-related fees: no appraisal required by a lender, no underwriting fee, no lender’s title policy, and no mortgage insurance.
When Do Buyers Find Out Their Exact Closing Costs?
Loan Estimate
Within three business days of submitting a mortgage application, your lender must give you a Loan Estimate. This document shows your estimated closing costs, loan terms, interest rate, and monthly payment.
The Loan Estimate is not final. Fees can change before closing. But lenders are legally limited in how much certain fees can increase between the estimate and the final numbers.
Closing Disclosure
At least three business days before closing, your lender sends the Closing Disclosure. This shows the final version of every cost you will pay at closing.
Compare the Closing Disclosure to your Loan Estimate line by line. If a fee increases significantly, ask your lender or closing attorney to explain it before closing day. You have the right to ask questions and get answers.
How to Reduce Closing Costs in Georgia
Negotiate seller concessions. In slower markets, buyers can ask sellers to cover part of the closing costs. This is written into the purchase contract as a seller credit. In competitive Georgia markets, sellers are less likely to agree, but it is always worth asking.
Compare lenders. Lender fees vary between banks, mortgage brokers, and credit unions. Origination fees, underwriting fees, and discount points can differ by thousands of dollars. Getting Loan Estimates from multiple lenders can lower your total costs.
Compare attorney and settlement fees. Attorney pricing and settlement charges vary across Georgia. Buyers should compare experience, responsiveness, and fee structures before selecting a closing attorney.
Close near the end of the month. Mortgage interest is paid in arrears, meaning you pay interest from your closing date through the end of that month at closing. Closing later in the month reduces prepaid interest costs.
Check for Georgia homebuyer programs. Georgia Dream Homeownership Program and other state-backed programs may help eligible first-time buyers with down payment and closing cost assistance.
Ask about the reissue rate. If the property had a title insurance policy issued within the past few years, you may qualify for a discounted premium. Ask the closing attorney or title company early in the process.
Use an existing survey. If the seller has a recent survey that meets lender requirements, you may avoid paying for a new one.
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Frequently Asked Questions
Georgia buyers typically pay 2% to 5% of the home’s purchase price in closing costs. On a $350,000 home, that is $7,000 to $17,500. The exact amount depends on your loan type, lender, attorney fees, property taxes, and what you negotiate with the seller.
Buyer closing costs include lender fees (origination, underwriting, appraisal), title-related costs (lender’s title policy, escrow fee), attorney fees, prepaid expenses (property taxes, homeowners insurance), recording fees, and Georgia’s intangible mortgage tax. Some buyers also pay survey costs, HOA transfer fees, and mortgage insurance.
In many Georgia home sales, the seller commonly pays for the owner’s title insurance policy and the buyer pays for the lender’s title insurance policy. These costs are negotiable and determined by the purchase contract.
Yes. Georgia charges a state real estate transfer tax, which is commonly paid by the seller. Georgia also charges an intangible mortgage tax on financed loans, which buyers usually pay.
Yes. Many closing costs are negotiable. Buyers can ask sellers to cover part of the costs through a seller concession, compare lender fees across multiple lenders, and compare attorney and settlement fees.
In some cases, yes. Lenders can offer lender credits in exchange for a slightly higher interest rate, which effectively rolls some closing costs into the loan. Some loan programs also allow closing costs to be financed. Ask your lender what options are available for your specific situation.
Georgia law requires licensed attorneys to oversee residential real estate closings. Attorneys handle document preparation, title review, escrow management, and the legal transfer of ownership.
Yes, but significantly less. Cash buyers skip most lender-related fees: no appraisal required by a lender, no underwriting fee, no lender’s title policy, no intangible mortgage tax, and no mortgage insurance. Cash buyers still pay for title services, attorney fees, recording fees, and the owner’s title policy if they choose to purchase one.
Closing costs are paid on closing day, along with any remaining down payment. Your lender will tell you the exact amount needed to close, called the cash to close figure, at least three business days before closing on the Closing Disclosure.
Sellers are not required to pay buyer closing costs beyond negotiated contract terms. If a seller will not offer concessions, buyers can still reduce costs by comparing lenders, negotiating attorney fees, closing near month-end, and asking for a reissue rate on title insurance.
Reilly Dzurick is a licensed real estate agent with over six years of experience and a member of the iBuyer.com Market Insights Team, covering national trends in home selling and the evolving iBuyer landscape. Her firsthand experience working with buyers and sellers gives her a practical perspective on how these platforms impact real homeowners. She holds a degree in Public Relations, Advertising, and Applied Communication.
