Are you trying to pin down who pays what at closing in Sandy Springs? You are not alone. Between title insurance, lender fees, proration of taxes, and HOA items, the final numbers can feel opaque. This guide breaks down typical buyer and seller responsibilities in Metro Atlanta, with local context for Sandy Springs and Buckhead, plus practical ranges and examples so you can plan with confidence. Let’s dive in.
What closing costs cover in Sandy Springs
Closing costs are the fees and prepayments required to transfer a property and, if applicable, to fund your mortgage. They include title and settlement services, lender charges, government recording, and prorations for taxes or HOA dues. In Fulton County, these items appear on a final settlement statement that lists all debits and credits for both parties.
If you are financing, federal TRID rules require your lender to send a Loan Estimate early in the process and a final Closing Disclosure at least three business days before you sign. This helps you review your numbers, ask questions, and avoid surprises.
Keep in mind that exact amounts vary by lender, title company, and the specific property. You will want a current Loan Estimate from your lender and an itemized quote from your closing attorney or title company to confirm your exact figures.
Who pays what in Metro Atlanta
Local custom in Sandy Springs and Buckhead follows broader Atlanta patterns. Many items are negotiable, but here is what you typically see.
Seller typically pays
- Real estate commissions, commonly totaling 5–6% of the sale price
- Owner’s title insurance policy in many Atlanta-area deals (custom, not a rule)
- Seller-side settlement or closing fee where customary
- Payoff of any existing mortgages and lien release fees
- Prorated property taxes and HOA dues for days owned
Buyer typically pays
- Lender fees: origination or points, underwriting, processing, application
- Appraisal, credit report, and lender-required certifications
- Lender’s title insurance policy
- Mortgage recording and related filing fees
- Prepaid interest, homeowner’s insurance premium, and escrow reserves
- Buyer-side settlement charges per local practice
Negotiable items
- Who pays for the owner’s title insurance policy
- How settlement/attorney fees are split
- Seller concessions toward buyer closing costs or repairs
Negotiation often reflects market strength. In a buyer-favored market, sellers may contribute to buyer closing costs or provide credits. In a competitive seller-favored market, buyers typically cover more of their own costs.
Typical ranges and budgets
While every transaction is unique, these ranges help you plan:
- Buyer closing costs, excluding down payment: typically 2% to 5% of the purchase price or loan amount, depending on your loan, rate points, and prepaids.
- Seller closing costs, excluding commission: commonly 1% to 3% of the sale price, covering items like title/settlement fees, prorated taxes, and HOA-related charges. Commission is separate and usually the largest seller cost.
- Recording fees: generally modest relative to price. Confirm exact Fulton County recording charges with your closing agent.
These are planning ranges. Request a written estimate from your lender and title company to confirm your numbers for your specific property and loan.
Hypothetical examples
The following models are for budgeting only and reflect common line items and local norms. Your costs will vary based on contract terms and provider quotes.
Example A: Sandy Springs single-family home, $700,000
- Seller pays
- Commission at 6%: $42,000
- Owner’s title insurance (illustrative): $2,000–$4,000
- Prorated property taxes and HOA dues: $1,800
- Seller-side closing/recording fees: $300
- Seller concessions or repair credits: $3,000
- Estimated seller total excluding commission: about $7,100–$11,100
- Buyer pays
- Down payment example at 20%: $140,000
- Lender fees and points at 0.5–1.0%: $3,500–$7,000
- Appraisal, credit report, survey: $800–$1,500
- Lender title policy and mortgage recording: $1,500–$3,000
- Prepaid taxes, insurance, and escrow reserves: $2,000–$4,000
- Estimated buyer closing costs excluding down payment: about $8,000–$15,500
Key takeaway: For sellers, commission is typically the largest cost. For buyers, down payment and loan-related prepaids are the biggest budget items.
Example B: Buckhead condominium, $400,000
- Seller pays
- Commission at 5.5%: $22,000
- HOA transfer or estoppel fees: $300–$600
- Owner’s title insurance (illustrative): $1,200–$2,000
- Prorated condo dues or any special assessments: variable
- Buyer pays
- Lender fees and lender title policy: $2,500–$4,000
- HOA-required reserves or insurance premiums: variable
- Estimated buyer closing costs: about $4,000–$10,000
Key takeaway: Condo transactions often include HOA transfer paperwork and estoppel fees. Buyers should budget for those plus lender documentation requirements.
Government and recording items
- Deed and mortgage recording: These fees are set by the county and are typically modest in the context of the sale price. In many Georgia transactions, buyers pay for recording the new mortgage, while sellers pay any fees to record lien releases. Local practice can vary.
- Transfer or documentary taxes: Georgia’s approach differs from states with large statewide transfer taxes. Any applicable transfer or documentary charges are assessed per Georgia and Fulton County rules. Confirm with your closing attorney, who can verify requirements with the Georgia Department of Revenue and Fulton County.
Prorations and recurring items
- Property taxes: In Fulton County, taxes are prorated based on the closing date and days of ownership. Sellers typically cover the portion of the year they owned the property.
- HOA or condo dues: Prepaid dues are commonly prorated at closing. Unpaid assessments are usually resolved by the seller before or at closing.
- Utilities and rents: If the property is an investment, utilities and rents are prorated per your purchase agreement.
What to review before closing
- Your Loan Estimate and Closing Disclosure: Review each line to understand lender fees, title charges, prepaids, and escrow setup. Buyers must receive the Closing Disclosure at least three business days before signing.
- Title insurance choices: Many Atlanta-area sellers customarily pay for the owner’s policy, but it is negotiable. Lenders typically require a separate lender’s policy that buyers pay.
- Source of funds and wire details: Confirm wire instructions directly with the title company or attorney. Initiating bank wires can incur fees.
If anything looks off, ask your lender or closing attorney for clarifications well before closing day.
Ways to reduce or negotiate costs
For buyers
- Compare lenders using the Loan Estimate and ask about lender credits if you prefer to reduce upfront costs.
- Negotiate seller concessions in the contract to cover some or all of your closing costs.
- Request a title quote early so you can compare settlement and title-related charges.
For sellers
- Request a seller-side net sheet early, including estimated commission, prorations, and title fees.
- Consider offering a credit toward buyer closing costs if market conditions favor buyers.
- Confirm mortgage payoff amounts and any lien releases in advance to avoid rush fees.
For everyone
- Shop and compare where allowed, including title, lender, and insurance providers.
- Resolve curable title issues before closing to avoid extra rush or document fees.
- Clarify which party pays specific line items in the purchase contract.
Where to verify exact fees
Because fees change, always confirm with the professionals who set or disclose them:
- Your lender or mortgage broker for lender fees, prepaids, and escrow amounts
- Your closing attorney or title company for title insurance premiums and settlement charges
- Fulton County Clerk or Superior Court for current recording fees and procedures
- Georgia Department of Revenue for any applicable documentary or transfer tax guidance
- Local REALTOR association or MLS for customary practices
Request itemized quotes in writing early in your timeline so you can compare and plan.
Key documents to prepare
- Purchase contract and any addenda, including agreed concessions
- Loan Estimate and, later, the Closing Disclosure
- Payoff statement for any existing mortgage
- HOA estoppel or condo resale package, if applicable
- Proof of insurance and any lender-required inspections or reports
- Government-issued ID and final wire confirmation for funds to close
Preparing these items in advance helps keep your closing on schedule.
Plan with confidence
Closing costs in Sandy Springs and Buckhead follow clear patterns, but your exact numbers depend on your contract, loan, and title company. Use the ranges and examples here to set a smart budget, and then confirm each fee through your Loan Estimate, Closing Disclosure, and a title quote. If you want seasoned, local guidance tailored to your property and timeline, connect with Patti Junger for a private consultation and a complimentary market valuation.
FAQs
Who pays real estate commissions in Sandy Springs?
- In Metro Atlanta, sellers customarily pay the total commission, which is then shared between listing and cooperating brokerages. Commission rates are set by agreement and are negotiable.
Who pays the owner’s title policy in Atlanta-area closings?
- It is common for sellers to pay for the owner’s title insurance policy in Metro Atlanta, but this is a local custom and fully negotiable in the contract.
How much should buyers budget for closing costs in Fulton County?
- Buyers often budget about 2% to 5% of the purchase price or loan amount for closing costs, not including the down payment. Your lender’s Loan Estimate provides your specific figures.
How are property taxes prorated at a Sandy Springs closing?
- Taxes are prorated at closing based on the county’s tax calendar and the closing date, with sellers typically covering days they owned the property during the tax period.
When will I see my final closing numbers in Georgia?
- Buyers receive a Closing Disclosure at least three business days before signing. Sellers receive a final settlement statement from the closing attorney or title company before closing.
