Buying or selling in Oakhurst and wondering what you will actually pay at the closing table? You are not alone. Closing costs in Georgia include several moving parts, and who pays what can depend on local custom and your contract. In this guide you will get a clear breakdown of typical Georgia fees, what is common in Chatham County, how Oakhurst compares with intown Atlanta, and a simple worksheet to estimate your numbers. Let’s dive in.
What closing costs cover in Georgia
Closing costs are the one-time fees and prepaids due at settlement. They include lender charges, appraisal and inspections, title and recording fees, taxes and prorations, and in most cases the agent commission on the seller side. Georgia also has a few state-specific items you should know.
- Intangible recording tax on new mortgages: equal to 0.5% of the new loan amount. This is typically a buyer cost when financing, paid when the mortgage is recorded.
- Title insurance practices: in many Georgia markets the seller often pays for the owner’s title insurance policy, while the buyer pays for the lender’s policy if there is a loan. This is negotiable and not universal.
- Closings handled by an attorney or settlement agent: fee splits can vary by county and by agreement.
For an overview of the Closing Disclosure you will receive before settlement, review the CFPB’s guide to how to read and compare your Closing Disclosure.
Who pays what in Oakhurst
Local custom is similar to much of Georgia, but your contract sets the final answer. Ask your agent and closing attorney which items are customary for Chatham County, then negotiate what matters most.
Buyer costs in Georgia
- Loan origination fees or points if applicable, typically 0 to 1.5% of the loan amount.
- Appraisal, usually about $400 to $900 depending on the property.
- Credit report, often under $50.
- Inspections you order: general home inspection about $300 to $600, pest inspection about $50 to $150, and optional radon or mold tests often $100 to $400 each.
- Lender’s title insurance policy if you finance.
- Portion of closing or settlement fees if split by contract.
- Recording fees for the mortgage plus the intangible tax at 0.5% of the loan amount if you finance.
- Prepaid homeowner’s insurance, property taxes, and initial escrow deposits as required by your lender.
- Survey if required by the lender or title company, often $300 to $900.
Seller costs in Georgia
- Real estate commission, commonly about 5% to 6% of the sale price in many Georgia markets. The exact percentage is negotiated with your listing agent.
- Owner’s title insurance premium in many Georgia markets, if custom in your area or negotiated that way.
- Payoff of existing mortgage(s) and any liens.
- Prorated property taxes and HOA dues through the closing date.
- Portion of closing or settlement fees if split by contract.
- Deed recording fee and miscellaneous county fees.
- HOA estoppel or transfer fees for condos or townhomes, often $100 to $500 or more.
- Repairs or closing cost credits agreed to in the contract.
What is negotiable
Several items are routinely negotiated in Georgia. These include who pays the owner’s title insurance policy, how the closing or settlement fee is split, whether the seller offers a credit to the buyer, and of course the listing commission between the seller and agent.
How much to budget
Quick rules of thumb
- Buyer costs if you finance: typically 2% to 5% of the purchase price, not counting your down payment. If you buy with cash, costs drop to roughly 0.5% to 2% since there is no lender and no intangible tax.
- Seller total costs, including commission: commonly 6% to 10% of the sale price. If you exclude commission, many sellers see 1% to 3% for other closing items.
These are broad ranges. Your lender, closing attorney, county recorder, and HOA all influence final numbers.
Oakhurst vs intown Atlanta
The biggest difference is price. Oakhurst in Chatham County often has lower median prices than intown Atlanta, so absolute dollar closing costs are lower even if the percentages are similar. Condo and townhome transactions in both markets can carry extra HOA-related fees, which can feel larger on lower-priced properties. Recording fees and procedures also vary by county, so it is wise to verify Chatham County fee schedules with the Chatham County Clerk of Superior Court.
Simple worksheet to estimate your closing costs
Use this worksheet to get a quick ballpark. Replace estimates with actual numbers from your lender, title company, HOA, and county clerk. Then review your official Loan Estimate and Closing Disclosure for accuracy.
Basic inputs
- Purchase price: $_________
- Loan amount if financing: $_________
- Seller commission percent, typical 5 to 6%: _____%
- Who pays owner’s title policy: Seller / Buyer / Split
Seller-side items
- Real estate commission, purchase price × commission %: $_________
- Prorated property taxes due at closing: $_________
- Owner’s title insurance, if seller pays: $_________
- HOA estoppel or transfer fee if condo or townhome: $_________
- Deed recording fee and county charges: $_________
- Repairs or credit negotiated: $_________
- Seller total estimate, sum of above: $_________
Buyer-side items
- Loan origination or points: $_________
- Appraisal fee: $_________
- Inspections, home and pest and optional tests: $_________
- Lender’s title insurance: $_________
- Intangible tax, 0.5% of loan amount if financing: $_________
- Recording fees for mortgage and deed: $_________
- Initial escrow deposits for taxes and insurance: $_________
- HOA move-in or buyer side estoppel costs if applicable: $_________
- Buyer total estimate, excluding down payment: $_________
Timeline and where to get exact numbers
- Within 3 business days of your loan application, your lender will provide a Loan Estimate that lists most lender fees and prepaids. Compare this to the final Closing Disclosure.
- Ask the title or settlement agent for a preliminary settlement statement early in your contract period. This helps you confirm prorations and who pays which items.
- Verify county recording and deed fees with the Chatham County Clerk of Superior Court and property tax proration with the county tax office.
- Confirm HOA transfer, estoppel, and move-in fees with the association or management company.
- For a plain-English explanation of the five-page form you will receive before closing, use the CFPB’s guide to the Closing Disclosure.
Real-world examples
Here are simple illustrations to show scale. Your numbers will vary based on lender, title company, county fees, and what you negotiate.
Oakhurst or Savannah area condo, price $200,000
- Seller: commission at 5.5% about $11,000; other seller costs about 1.5% or $3,000. Total around $14,000, about 7%.
- Buyer with financing: lender, title, escrow, and prepaids about 3% or $6,000, plus down payment.
Intown Atlanta townhome, price $450,000
- Seller: commission at 5.5% about $24,750; other seller costs about 1.5% or $6,750. Total around $31,500, about 7%.
- Buyer with financing: closing costs about 2.75% or $12,375, including the intangible tax, lender fees, and initial escrows.
Intown Atlanta single-family, price $750,000
- Seller: commission at 5.5% about $41,250; other seller costs about 1.5% or $11,250. Total around $52,500, about 7%.
- Buyer with financing: closing costs about 2.5% or $18,750.
A quick intangible tax example helps you plan. On a $400,000 mortgage, the intangible tax at 0.5% equals $2,000, which is typically paid by the buyer when the mortgage is recorded.
Final thoughts
The fastest way to avoid surprises is to get a line-by-line estimate early, then confirm it as your loan and title work finalize. If you are planning a move in Oakhurst or weighing a sale in intown Atlanta, you deserve a calm, practical guide who can translate the details and negotiate the right splits. If you want a tailored closing cost estimate for your price point and property type, reach out to Angela Eschbach for local, hands-on help.
FAQs
What closing costs do Georgia buyers usually pay?
- Buyers commonly pay lender fees, appraisal, inspections, the lender’s title insurance, recording fees, prepaid taxes and insurance, and the 0.5% intangible tax if financing.
What closing costs do Georgia sellers usually pay?
- Sellers typically pay the agent commission, prorated taxes and HOA dues, owner’s title insurance in many markets, deed and county fees, and any agreed repairs or credits.
Who pays for owner’s title insurance in Georgia?
- In many Georgia markets the seller pays for the owner’s policy, but it is negotiable and can vary by county and contract.
How does the Georgia intangible recording tax work?
- If you take out a new mortgage, Georgia charges an intangible tax equal to 0.5% of the loan amount, usually paid by the buyer when the mortgage is recorded.
How are property taxes and HOA dues handled at closing?
- They are prorated based on the closing date, so each party pays their share for the time they owned the property during the billing period.
Are condo and townhome closing costs different?
- Yes, condos and townhomes often add HOA estoppel, transfer, and move-in fees, and some lenders require extra condo project reviews that can add to costs.
