Buying a home in Alpharetta is exciting, but the “cash to close” number can feel confusing. How much will you actually owe beyond your down payment, and which fees are normal in Georgia? You deserve clear, local guidance so you can plan with confidence. In this guide, you’ll see what closing costs include, typical ranges for Alpharetta, who usually pays what in Georgia, and simple steps to get precise numbers for your purchase. Let’s dive in.
What closing costs cover in Georgia
Closing costs are the fees, taxes, prepaids, and third‑party charges paid to complete your home purchase. They are separate from your down payment. In Georgia, buyers often spend about 2% to 5% of the purchase price on closing costs, depending on loan type, interest rate choices, and local fees.
Your total cash to close includes:
- Down payment
- Buyer closing costs (lender and third‑party fees)
- Prepaid items and escrow deposits (taxes and insurance)
- Minus any seller credits negotiated in your contract
Your lender must provide a Loan Estimate early in the process and a Closing Disclosure at least three business days before closing. These forms outline line‑item costs and final cash to close.
Common buyer fees in Alpharetta
Loan‑related fees
- Origination, underwriting, and processing: Often a percentage of the loan or a flat fee. Varies by lender and program.
- Discount points (optional): 1 point equals 1% of the loan amount. You can choose to buy points to lower your rate.
- Appraisal: Typically about $400 to $800 in the Atlanta metro area.
- Credit report: About $25 to $60.
- Rate lock or broker fees (if charged): Varies by lender.
Title and closing services
- Title search, exam, and settlement/closing fee: Often $300 to $800 combined.
- Lender’s title insurance: Required by most lenders. Georgia regulates title insurance premiums, so costs are tied to purchase price or loan amount.
- Owner’s title insurance: Protects your ownership. Who pays is negotiable in Georgia and can vary by market. If you buy it, the premium is based on purchase price.
- Recording fees (Fulton County): Modest fixed amounts per document for recording the deed and mortgage. Exact totals vary by document count and county schedule.
- Document prep, wire, courier: Often $25 to $200 total.
Taxes and government fees
- Georgia intangible recording tax on your new mortgage: 0.002 of the loan amount ($2 per $1,000). This is a standard Georgia cost for buyers who finance a home.
- County recording fees: Charged to record your deed and security deed. Confirm current amounts with Fulton County.
Prepaids and escrow deposits
- Homeowner’s insurance: Often the first year’s premium paid upfront or at closing.
- Property taxes: Prorations depend on your closing date and Fulton County’s tax calendar. You may reimburse the seller for any prepaid portion and fund your escrow.
- Initial escrow deposits: Lenders commonly collect 2 to 6 months of taxes and insurance to seed your escrow account.
- Mortgage insurance: Upfront or first monthly premium if your loan program requires it.
Inspections, HOA, and local items
- Home inspection: $300 to $600 typical.
- Pest inspection: $50 to $150 typical.
- Survey (if required): $350 to $1,000+ depending on lot size and complexity.
- HOA fees: In many Alpharetta neighborhoods, expect an HOA transfer or estoppel fee, capital contribution, and prorated dues. Many range from $100 to $400, with some higher.
Who typically pays what in Georgia
Many fees are negotiable, but these customs are common:
- Buyers usually pay lender fees, appraisal, credit report, title search, and prepaid escrow deposits.
- Sellers typically pay real estate commissions, their loan payoff, and their own seller‑side closing costs. In some Georgia markets, sellers often cover the owner’s title insurance policy, but this is negotiable and varies by deal.
- Buyers usually pay the Georgia intangible tax on the new mortgage and most recording fees.
- HOA transfer or estoppel fees can be paid by either party based on local practice and your contract.
- Seller concessions toward buyer closing costs are negotiable and subject to loan program limits.
Alpharetta specifics to watch
- HOAs are common: Plan for HOA transfer or estoppel fees, potential capital contributions, and prorated dues in many neighborhoods.
- Property tax timing: Your closing date and Fulton County’s tax calendar can significantly affect tax proration and escrow deposits.
- Title and attorney practices: Closings often involve a title company or closing attorney. Custom around who pays the owner’s title policy can vary in North Fulton.
- New construction: Builders may handle setup fees and HOA items differently and can require certain buyer‑paid fees at settlement.
Sample cash‑to‑close examples
These estimates are for planning only. Actual amounts depend on your lender, loan type, rate, points, property specifics, title company, and closing date.
$350,000 purchase, 20% down (loan $280,000)
- Estimated buyer closing costs at 2.5% to 4%: $8,750 to $14,000
- Example components: appraisal ~$500, title/closing ~$500, Georgia intangible tax ~$560 (0.002 × $280,000), prepaids and escrow ~$1,500 to $4,000, inspections/HOA ~$400 to $900
$650,000 purchase, 10% down (loan $585,000)
- Estimated buyer closing costs at 2.5% to 4%: $16,250 to $26,000
- Georgia intangible tax: about $1,170 (0.002 × $585,000)
$900,000 purchase, 20% down (loan $720,000)
- Estimated buyer closing costs at 2.5% to 4%: $22,500 to $36,000
- Georgia intangible tax: about $1,440 (0.002 × $720,000)
The most accurate way to know your cash to close is to review your lender’s Loan Estimate and, later, your Closing Disclosure, along with a local estimate for title, recording, taxes, and HOA items.
How to get an accurate local estimate
- Get prequalified and request a Loan Estimate from a local lender. This outlines lender fees, prepaids, and estimated closing costs.
- Ask your agent for local guidance on who typically pays which items and for help modeling seller concessions.
- Contact the closing attorney or title company for a Fulton County estimate of title premiums, recording charges, and expected tax proration.
- Request HOA transfer and estoppel fee figures from the community’s management or website.
- Compare Loan Estimates if you are shopping lenders. Small differences in points, origination, and credits can change cash to close.
- Review your Closing Disclosure carefully when it arrives at least three business days before closing.
Checklist: What to share when requesting estimates
- Purchase price and down payment
- Loan type and whether you plan to buy points
- Whether you want an owner’s title policy or expect the seller to pay for it
- Target closing date
- Whether the property has an HOA and the association’s contact info
- Any seller concessions you plan to request
Tips to lower your cash to close
- Request seller concessions within your loan program’s limits.
- Compare lenders for origination fees, points, and potential credits.
- Ask your lender how your closing date affects prepaids and escrow.
- Consider whether buying points fits your time horizon and budget.
- Confirm HOA transfer and setup costs early so you can negotiate thoughtfully.
Ready to plan your Alpharetta purchase?
You do not have to guess your closing costs. With clear estimates and local insight, you can move forward with confidence. If you are buying in Alpharetta or the North Fulton suburbs, connect with an experienced guide who can model your cash to close, explain local customs, and coordinate with your lender and closing attorney. Reach out to Patty Salerno to start your plan today.
FAQs
How much are buyer closing costs in Georgia for Alpharetta homes?
- Buyers commonly plan for about 2% to 5% of the purchase price in closing costs, not including the down payment.
What is Georgia’s intangible tax on mortgages and who pays it?
- Georgia charges 0.002 of the mortgage amount ($2 per $1,000) on new loans, and buyers typically pay this at closing.
Can the seller pay my closing costs in Alpharetta, GA?
- Yes, seller concessions are negotiable and allowed within loan program limits; the exact amount depends on your financing type and contract.
What counts as “prepaids” on a Fulton County closing statement?
- Prepaids usually include your first year of homeowner’s insurance, prorated property taxes, and initial escrow deposits required by your lender.
When will I know the exact amount I must bring to closing in Georgia?
- Your lender’s Loan Estimate gives an early projection; your final Closing Disclosure, delivered at least three business days before closing, provides the confirmed figures.
