16 Costs of Buying a Home in Georgia, From Offer to Keys
What you pay, when you pay it, and which Georgia line items surprise people.
Buying a home involves more than the down payment, and the costs arrive at different times — some before you are sure you'll even close. This checklist goes in order, so you can plan the cash. Exact amounts depend on your lender, county and insurer; our closing costs guide explains each one.
1. Earnest money (at contract)
Deposited with the holder named in your contract shortly after acceptance. It is credited toward your purchase at closing, and is generally refundable if you terminate within due diligence. See earnest money in Georgia.
2. Due diligence fee (at contract, if offered)
Paid directly to the seller if you include one. Usually non-refundable but credited at closing.
3. Home inspection (during due diligence)
Paid to the inspector, usually at the inspection. Not credited back.
Prices vary by home size, age and inspector. Get a quote when you book, and ask what is included — some inspectors bundle termite or sewer inspections, others don't.
4. Specialist inspections (during due diligence)
Termite, septic, well water, radon, sewer scope, structural — whichever the house needs.
5. Appraisal (during the loan process)
Ordered by your lender and usually paid upfront or at closing.
If the appraisal comes in below the price, you may need more cash or a renegotiation. Plan for that possibility in competitive markets.
6. Lender fees (at closing)
Origination, underwriting, credit report and any discount points. Compare these across lenders on your Loan Estimate.
These are the costs that differ most between lenders, which is why comparing Loan Estimates matters. Ask each lender to explain every line in Section A.
7. Georgia intangible recording tax (at closing)
$1.50 per $500 of the loan amount — so $3 per $1,000 — capped at $25,000. Buyers with a mortgage pay it.
8. Georgia transfer tax (at closing, usually seller)
$1 per $1,000 of the price. Customarily the seller pays it, though the contract can say otherwise. See Georgia transfer tax.
9. Closing attorney fees (at closing)
Georgia closings are handled by an attorney. Fees vary by firm; ask for a quote.
In many Georgia transactions the closing attorney represents the lender, not you. You may hire your own attorney if you want independent advice.
10. Title search and title insurance (at closing)
The lender's policy is required with a loan; an owner's policy protects you and is strongly recommended. See title insurance in Georgia.
The owner's policy is a one-time premium paid at closing, and it protects you for as long as you own the home against covered title defects that existed before you bought.
11. Survey (at closing, if ordered)
Optional on many deals, but useful to confirm boundaries and encroachments.
12. Recording fees (at closing)
County fees to record your deed and security deed.
13. Prepaid interest (at closing)
Interest from closing day to the end of that month.
14. Escrow deposits (at closing)
Several months of property taxes and homeowners insurance to start your escrow account, plus the first year's insurance premium.
The amount depends on the time of year you close and when county tax bills are due. Your lender calculates it and shows it on the Closing Disclosure.
15. HOA fees (at closing, if any)
Prorated dues, and sometimes an initiation or transfer fee. Ask the HOA during due diligence.
16. Moving and first-month costs (after closing)
Movers, utility deposits, rekeying locks and immediate repairs. Budget for them separately.
Many new owners also buy window coverings, appliances not included in the sale, and tools. Leaving a cushion for these avoids putting your first months of ownership on credit cards.
Ways to reduce the cash
- Ask the seller for a closing cost credit — see seller concessions.
- Check down payment assistance programs.
- Compare lender fees on several Loan Estimates.
- Pick a closing date near the end of the month to reduce prepaid interest.
Common questions
How much are closing costs for a buyer in Georgia?
It depends on your loan, price, county and lender. Your lender's Loan Estimate gives an itemised figure within three business days of applying.
Who pays the transfer tax in Georgia?
Customarily the seller, at $1 per $1,000 of the price, though it is negotiable.
What is the intangible recording tax?
A Georgia tax on the loan, $1.50 per $500 of the loan amount, capped at $25,000. Cash buyers do not pay it.
Are inspection fees part of closing costs?
No. You pay inspectors directly during due diligence, and those fees are not refunded if you walk away.
Read next
General information for Georgia home buyers, not legal, tax or lending advice. Loan programs, rates, limits, tax rates and insurance terms are set by lenders, agencies, counties and insurers and change — confirm current figures with them, and have your closing attorney review anything you sign.