Sandy Springs Closing Costs Explained

Closing day should feel exciting, not confusing. If you are buying or selling in Sandy Springs, the fees and prorations can add up fast, and it is normal to wonder who pays what and how much to budget. You want clear, local guidance so you can plan with confidence and avoid last‑minute surprises. This guide explains what closing costs include, typical totals for buyers and sellers in Fulton County, Georgia‑specific items to watch, and how to get firm numbers before you sign. Let’s dive in.

What closing costs include

Closing costs are the one‑time fees and prorated items you pay at the end of a real estate transaction, separate from your purchase price or net sales proceeds. For buyers, these sit on top of your down payment. For sellers, these are deducted from your sale proceeds.

They often include lender charges, title and settlement fees, government recording fees, inspections, appraisal, prepaid items for taxes and insurance, prorations, and for sellers, real estate commission. The exact mix depends on your loan type, your contract, and local customs in Sandy Springs.

Typical totals in Sandy Springs

For budgeting, most buyers in metro Atlanta plan about 2% to 5% of the purchase price for closing costs, excluding the down payment. You will be at the low end if you receive seller credits or lender credits, and higher if you pay discount points or have larger prepaids and reserves.

Sellers often plan about 6% to 10% of the sale price when you include real estate commission, title fees, payoff charges, prorated taxes, and any negotiated credits. Your negotiated commission and concessions can move this number up or down.

Georgia and Fulton County specifics

Several items are set or influenced by state and county rules. Knowing these early helps you budget accurately.

• Georgia intangible recording tax on mortgages. When you finance a purchase, the state charges an intangible tax when your security deed is recorded. Your lender typically collects this tax at closing. Confirm the current rate and calculation with your lender or the Georgia Department of Revenue.
• Fulton County recording fees. Deeds and security deeds recorded with the Fulton County Clerk of Superior Court carry recording fees that vary by document and page count. Your title company will include the correct fee on your closing statement.
• Property tax proration. Fulton County property taxes are prorated based on the closing date and the county’s billing cycle. Depending on timing and whether bills are paid, you may see a credit to the buyer or the seller at closing. Your settlement agent will calculate this.
• Transfer taxes. Georgia does not use transfer taxes in the same way some states do, and local transfer taxes are uncommon. Confirm whether any documentary fees apply to your transaction with your title company or the county clerk.

Who typically pays what in Sandy Springs

Local customs guide who pays certain items, but many charges are negotiable. Your contract controls the final answer.

Buyer’s typical responsibilities

Buyers usually cover lender fees, appraisal, credit report, loan processing, lender’s title insurance policy, survey if required, prepaid interest, homeowners insurance, escrow setup for taxes and insurance, and most inspection costs. Buyers also pay county recording fees for their mortgage documents and the state intangible tax if they finance.

Seller’s typical responsibilities

Sellers in many Fulton County transactions customarily pay the real estate commission and often the owner’s title insurance policy. Sellers also cover payoff of mortgages and liens, prorated property taxes for their period of ownership, and any agreed credits or repairs. Some settlement fees may be split or allocated by contract.

Buyer closing costs: what to expect

Here are common buyer line items and practical ranges. Your lender’s Loan Estimate and your title company’s fee quote will provide firm numbers.

Mortgage and lender fees

• Application or origination fee: 0% to 1% of the loan amount.
• Discount points to lower your rate: typically 0% to 2% of the loan amount, if chosen.
• Processing and underwriting: $300 to $1,000.
• Credit report: about $25 to $75.
• Appraisal: about $400 to $800, based on property and loan type.

Title, government, and taxes

• Title search and settlement/closing fee: $300 to $800, depending on provider.
• Lender’s title insurance policy: often around 0.25% to 0.5% of the loan amount as a rough guide. Confirm the premium schedule with your title agent.
• Owner’s title policy if buyer pays: pricing depends on purchase price. In many local deals the seller pays this, so check your contract.
• County recording fees for deed and security deed: amount varies by document and pages.
• Georgia intangible recording tax on the mortgage: collected by the lender at closing. Confirm the current calculation with your lender.

Prepaids and escrow reserves

• Homeowners insurance: first year premium typically due at closing.
• Prepaid interest: daily interest from funding to your first payment date.
• Escrow deposit for taxes and insurance: lenders often collect 2 to 6 months of reserves, depending on timing.
• Property tax prepaids: based on the closing calendar and lender requirements.

Inspections, HOA, and other items

• Home inspection, pest or WDI inspection if required by loan: typically $50 to $125 for pest, home inspection varies by scope.
• Survey if required: about $200 to $700.
• HOA transfer or estoppel fee for condos or communities: often $100 to $400.
• Flood certification: usually $10 to $25.
• Wire and courier fees: about $20 to $100.

Seller closing costs: what to expect

Seller expenses are dominated by commission and payoff items, but your settlement statement will include several other charges.

Commission, title, and payoff items

• Real estate commission: commonly 4% to 6%+ of the sale price in many markets, negotiated in your listing agreement.
• Owner’s title insurance premium: customary for the seller to pay in many metro Atlanta transactions. Premium depends on sale price.
• Payoff of existing mortgages, liens, or judgments: amount includes principal, daily interest to the payoff date, and any servicer fees.
• Settlement or closing fee: sometimes split by contract or allocated by local practice. Confirm with your agent and title company.

Prorations, HOA, and miscellaneous

• Prorated property taxes: you pay your portion for the period you owned the property.
• HOA transfer and estoppel fees: often $100 to $400.
• Agreed credits or repairs: negotiated during inspection or due diligence.
• Recording fees for lien releases and other documents: county fee schedule applies.
• Courier, wire, or administrative fees: nominal but included on your statement.

How to get firm numbers

Ballpark ranges help you plan, but you should rely on official estimates for decisions.

If you are buying

Federal rules require your lender to provide a Loan Estimate within three business days of your application. This document lists your estimated closing costs and projected cash to close. At least three business days before closing, you will receive a Closing Disclosure with final figures. Ask your lender for a preview and confirm any seller credits shown in your contract.

If you are selling

Ask your agent for a seller net sheet at the time of listing and again after you go under contract. This estimate includes the commission, title fees, payoff amounts, prorations, and any known assessments. You can also request an estimated settlement statement from the title company to see expected fees line by line.

Title company’s role

Your title company or closing attorney will run the title search, order payoffs, confirm county recording fees, and calculate prorations. They will also quote title insurance premiums based on published schedules. If you want a precise number, request an itemized estimate using your contract terms and loan details.

Timing and what to expect

Staying ahead of deadlines keeps your closing smooth. Your lender will issue the Loan Estimate within three business days of application and must deliver the Closing Disclosure at least three business days before you sign. Plan to review each document carefully and ask questions early.

For prorations, your settlement agent will use the Fulton County tax calendar and your closing date to calculate who owes what. If you pay into an escrow at closing, your first mortgage payment will reflect those reserves. If you are a seller, request updated payoff statements close to the closing date since interest accrues daily.

Smart safeguards and money‑saving tips

• Verify wiring instructions by phone using a known number. Wire fraud is a real risk. Never trust changed instructions sent by email without a verbal confirmation to a verified contact at your title company.
• Clarify who pays the owner’s title policy. In many Fulton County deals the seller pays, which can lower your buyer cash to close. Put the agreement in your contract.
• Confirm HOA fees early. Ask about transfer, move‑in, or estoppel fees so they are not a surprise.
• Ask about rate points vs credits. Compare scenarios with and without discount points and consider lender credits if cash is tight.
• Double‑check prorations. Confirm whether taxes are calculated on a calendar day basis and whether bills are paid or unpaid for the current cycle.

Quick checklists for Sandy Springs

Buyer checklist

• Request a Loan Estimate from your chosen lender and compare at least two lenders.
• Ask your title company for an estimated fee sheet that includes Fulton County recording fees and any applicable intangible tax.
• Budget 2% to 5% of the purchase price for closing costs, then refine using your Loan Estimate and contract credits.
• Plan for prepaids and reserves for taxes, insurance, and daily interest.
• Schedule your appraisal, home inspection, and any required pest inspection.
• Confirm HOA fees and timing if the property is in a community association.

Seller checklist

• Ask your listing agent for a seller net sheet at listing and after contract.
• Budget 6% to 10% of the sale price as a working estimate until you have firm numbers.
• Confirm whether you are paying the owner’s title policy per local custom or contract.
• Order payoff statements from your mortgage servicer close to closing.
• Gather HOA documents and verify any transfer or estoppel fees.
• Review your draft settlement statement early and ask questions.

Who to call for clarity

• Fulton County Clerk of Superior Court for current recording fees and document requirements.
• Fulton County Tax Commissioner for tax billing timing and proration guidance.
• Georgia Department of Revenue for the intangible recording tax rules on mortgages.
• Your title company or closing attorney for a detailed, itemized fee estimate.
• Your lender for the Loan Estimate and Closing Disclosure you can rely on.
• Your real estate advisor for local customs, contract strategy, and net sheet planning.

Ready for a smooth closing?

Whether you are buying or selling in Sandy Springs, clear numbers and early planning make all the difference. Use your lender’s disclosures, your title company’s estimate, and your agent’s net sheet to forecast your bottom line with confidence. If you want a concierge‑level walkthrough of your costs, contract options, and timing, connect with Stephen Clark to schedule a consultation.

FAQs

How much are buyer closing costs in Sandy Springs?

• Most buyers budget 2% to 5% of the purchase price for closing costs, excluding the down payment, then refine using the lender’s Loan Estimate and title quote.

Who pays for owner’s title insurance in Fulton County?

• It is often customary for the seller to pay for the owner’s title policy, while the buyer pays the lender’s policy, but this is negotiable and should be set in the contract.

What is Georgia’s intangible recording tax on mortgages?

• It is a state tax collected when a security deed is recorded on a financed purchase; your lender typically collects it at closing and can confirm the current calculation.

What closing documents give final numbers to buyers?

• Buyers receive a Loan Estimate within three business days of application and a Closing Disclosure at least three business days before closing with final figures.

How are Fulton County property taxes handled at closing?

• Taxes are prorated based on the closing date and the county billing cycle, so either the buyer or seller receives a credit depending on timing and paid status.

What are the biggest seller costs in Sandy Springs?

• Commission is usually the largest seller expense, followed by title charges, prorated taxes, payoff amounts, and any negotiated credits or repairs.