Are closing costs in Roswell catching you off guard? You are not alone. Between lender fees, title insurance, taxes, and prorations, it can feel like a maze. The good news is there are clear norms in Roswell and Fulton County for who pays what, plus ways to negotiate credits so your final number works for you. In this guide, you will learn what closing costs include, what buyers and sellers typically cover in our area, and practical steps to estimate your bottom line. Let’s dive in.
What closing costs include
Closing costs are the fees and prorations due when a property changes hands. They are separate from your down payment. For buyers, this often includes lender charges, title and recording fees, prepaid interest and insurance, and lender’s title insurance. For sellers, it usually includes brokerage commissions, the owner’s title policy in many Georgia deals, and payoffs for any existing liens.
As a quick benchmark, buyers commonly budget about 2%–5% of the purchase price for closing costs, depending on the loan program. Sellers often see 6%–10% of the sale price, largely due to commission and loan payoffs. For a plain-language overview of buyer disclosures, review the Loan Estimate and Closing Disclosure resources from the Consumer Financial Protection Bureau.
Who usually pays what in Roswell
Customs in Georgia and the Atlanta metro shape who typically pays certain line items. Your contract controls the final allocation, but here is what you will often see in Roswell and Fulton County.
Buyer pays (typical)
- Lender fees such as origination, underwriting, processing, and appraisal when financing.
- Lender’s title insurance policy, which protects the mortgage lender.
- Recording fees for the new mortgage and other buyer-side documents.
- Georgia’s state intangible tax on newly recorded mortgages. You can verify current rules with the Georgia Department of Revenue.
- Prepaid items like homeowner’s insurance escrow and prepaid interest.
Seller pays (typical)
- Real estate commission per the listing agreement. This is often the largest seller cost.
- Owner’s title insurance policy is commonly paid by the seller in many Georgia transactions. Confirm with your closing attorney or title company.
- Payoffs for any existing mortgages, liens, or judgments to deliver clear title.
- HOA transfer or estoppel fees are commonly a seller expense, though this can vary by contract.
Shared or prorated
- Property taxes are prorated between buyer and seller as of the closing date. You can confirm the latest tax bill and proration method with the Fulton County Tax Commissioner’s office.
- HOA dues, utilities, and similar items are often prorated.
- Settlement or closing fees may be split or allocated per the contract. Georgia practices vary by closing provider.
Negotiated items
- Surveys, termite letters, and repair escrows can be buyer or seller expenses depending on the contract.
- Credits for repairs or closing costs can shift who “pays” at closing even if the line item is typically a buyer cost.
Roswell and Fulton County factors to watch
A few local details can change your totals and timing, so plan ahead.
- Recording fees. Deed and mortgage recording fees are fixed by the county and usually modest, but they add up when multiple documents are recorded. For details, check the Fulton County Superior Court Clerk.
- Property tax calendar and prorations. Taxes are handled at the county level. Ask your title company how the current year’s bill is prorated and request the property’s most recent tax amount from the Fulton County Tax Commissioner’s office.
- HOA estoppels. Many Roswell homes are in HOA communities. Order the HOA estoppel letter early to identify transfer fees and any outstanding balances that must be paid at closing.
- City items. Most transfer-related costs run through Fulton County. You may still need to arrange municipal utility transfers on your timeline.
How credits and negotiations shift who pays
A smart contract strategy can reduce your cash-to-close or boost your net proceeds.
- Seller concessions. A seller can credit a buyer at closing to cover some closing costs or prepaids. Loan programs limit how much a seller can contribute, so confirm caps with the lender early.
- Price adjustments vs. credits. A seller credit helps buyer cash flow without changing the loan basis. A price reduction lowers the loan amount, which can help with loan-to-value but does not put cash in the buyer’s pocket at closing.
- Repair credits. Instead of completing repairs before closing, many sellers offer a credit so the buyer can handle work after closing. The credit must be documented in the contract and reflected on the final statement.
- Rate buydowns and lender credits. Sellers can pay points to reduce a buyer’s interest rate, subject to program limits. Buyers can also opt for a lender credit in exchange for a slightly higher rate to offset upfront costs.
Estimate your closing number
Use this simple checklist to build an accurate estimate and avoid surprises.
If you are buying
- Request a Loan Estimate from your lender that details loan fees, prepaids, escrows, and the Georgia intangible tax if applicable.
- Ask your closing attorney or title company for a written title/settlement fee quote and the cost of lender’s and owner’s title policies.
- If the home is in an HOA, request the estoppel letter and a dues schedule early.
- Confirm the most recent property tax bill and how taxes will be prorated.
- As closing approaches, review your Closing Disclosure for the exact cash-to-close.
If you are selling
- Ask your agent for a seller net sheet that includes commission, payoffs, prorations, and typical seller-side fees.
- Order payoff statements for all mortgages and any liens so totals are accurate.
- Confirm whether you or the buyer will pay the owner’s title policy in this deal and get a title fee estimate.
- If your property is in an HOA, request the estoppel and understand any transfer fees.
For both parties
- Choose a local closing attorney or title company familiar with Fulton County procedures and request a clear fee estimate and document timeline.
- Confirm all wiring instructions directly with the settlement office to help prevent fraud.
A note on transfer taxes
Georgia does not impose a statewide real estate transfer tax like some states. County and contract items still apply, so confirm any deed or recording-related charges with your closing attorney and the county before you finalize your numbers.
The bottom line
Closing costs in Roswell follow clear Georgia and Atlanta-area customs, but your contract and loan program ultimately determine who pays what. When you line up your lender estimate, title quote, HOA documents, and tax information early, you will head to the closing table confident and prepared.
If you want a local partner who explains each line item and negotiates credits that fit your goals, reach out to Mano Sells Homes LLC. Let’s connect.
FAQs
How much should a Roswell buyer budget for closing costs?
- Plan for about 2%–5% of the purchase price for buyer closing costs, plus your down payment. Your lender’s Loan Estimate and Closing Disclosure will show your exact cash-to-close.
Who usually pays the owner’s title insurance in Roswell?
- In many Georgia and Atlanta-area transactions the seller pays for the owner’s title policy, but it is negotiable. Confirm the allocation in your contract and with the closing attorney.
How are Fulton County property taxes handled at closing?
- Taxes are prorated between buyer and seller based on the closing date and county calendar. Verify the latest bill and proration method with the title company and the Fulton County Tax Commissioner.
Can a seller cover a buyer’s closing costs in Georgia?
- Yes. Seller concessions are common, subject to loan program limits. Your lender can confirm the maximum allowed for your loan type.
What Georgia fees apply when a buyer gets a mortgage?
- Buyers typically pay lender fees, lender’s title insurance, recording charges, prepaids, and Georgia’s intangible tax on new mortgages. See the Georgia Department of Revenue for current guidance.
