What Closing Costs Does a Buyer Pay in Georgia?

On the 2026 Georgia REALTORS® purchase contract, the buyer pays most of the closing costs. By default, the buyer pays the state transfer tax, the title search and deed preparation, the intangible tax on a new mortgage, and every other closing cost the contract doesn't assign to the seller. That usually includes the closing attorney's fees for the buyer's side, title insurance, lender fees, and prepaid items like homeowners insurance and property tax deposits. The seller pays the closing attorney's work on the seller's side, plus any amount they agree to contribute toward your costs. Any of this can be changed in writing, so the contract you sign is what counts.

This guide is from Andrew and Jassey Nguyen with NRG Nguyen Realty Group, real estate agents in Atlanta, GA. Our team helps buyers in East Cobb and across Metro Atlanta plan for closing costs before they make an offer, so the number at the closing table isn't a surprise.

Why does the buyer pay more in Georgia?

Because of how the contract is written. Our team uses the Georgia REALTORS® Purchase and Sale Agreement, and section 3 of that contract says who pays what at closing.

On the 2026 version, section 3c puts the transfer tax, the title search, and the deed preparation on the buyer, along with all other closing costs not listed for the seller. Section 3b lists what the seller pays, which is the closing attorney's work on the seller's side: their payoffs, their proceeds, and any documents needed to clear their title.

Here's the part that surprises people. Under Georgia law, the seller is the one responsible for the transfer tax. The Georgia Department of Revenue notes that sales contracts often shift it to the buyer, and the standard Georgia REALTORS® contract does. So if you've bought in another state, or read a national cost guide, don't assume it fits a Georgia purchase. Read the contract.

What closing costs will I pay?

Here's what to expect on a typical Georgia closing statement. Your lender and closing attorney will give you the exact list for your purchase.

Georgia transfer tax. This is a state tax on the sale of the property. It's $1 for the first $1,000 of the price and 10 cents for each additional $100, which works out to about $1 per $1,000. On a $500,000 home, that's $500.

Intangible tax on your new loan. Georgia charges this tax when the security deed for a new mortgage is recorded. It's $1.50 for every $500 you borrow, which works out to 0.3% of the loan amount, with a $25,000 maximum. On a $400,000 loan, that's $1,200. If you pay cash, there's no loan, so there's no intangible tax.

Title search and deed preparation. The closing attorney checks the property's records to make sure the seller can sell it, and prepares the deed that transfers it to you.

Closing attorney fees for your side. In Georgia, only a licensed Georgia attorney may prepare a deed or oversee its signing, so a closing attorney handles the closing. Their settlement fee and related charges for the buyer's side are on you. Fees vary by firm. One closing attorney firm our team has worked with listed a standard settlement fee of $700 for the buyer's side in 2026. Others charge more or less, so ask.

Title insurance. If you have a mortgage, your lender will require a lender's title policy, and you pay for it. An owner's title policy is a separate policy that protects you, not the lender. Ask the closing attorney what each one covers and costs before you decide.

Lender fees. These can include an origination fee, the appraisal, a credit report, and other charges. They vary from lender to lender, which is why it pays to compare.

Prepaid items and escrow. Your lender may collect your first year of homeowners insurance, some months of property taxes, and prepaid interest. These aren't fees. They're money you'd pay anyway, collected up front so your escrow account starts with enough in it.

Property tax split. Your contract and the closing attorney decide how the year's property taxes are divided between you and the seller. Depending on whether the seller has paid the year's bill, you may owe the seller a credit, or the seller may owe you one. Ask to see this line on your estimate.

HOA costs. If the home is in a neighborhood with an HOA or a swim and tennis membership, ask the closing attorney and the association what's due at closing. Some associations charge a transfer or initiation fee, and dues may be split by date.

What about my agent's commission?

Since August 2024, REALTORS® working with buyers need a written agreement with the buyer before touring a home, in person or virtually. That agreement spells out what the agent is paid. The National Association of REALTORS® notes that this compensation is negotiable and not set by law.

You can still ask the seller to pay some or all of it as part of your offer. Sometimes a seller agrees ahead of time. If neither happens, the buyer may owe it at closing. Our article on what it costs to sell a house in Atlanta shows how this looks from the seller's side.

This is one of the first things our team goes over with a buyer, so you know where you stand before you see a single house.

What do I pay before closing?

A few costs come due before closing day, and they catch some buyers off guard.

Your home inspection is usually paid when it happens, during your due diligence period. If you hire extra inspectors, such as a sewer scope, a roof inspection, or a termite inspection, plan for those as well. Ask your lender when the appraisal fee is due, since it may be collected before closing.

Your earnest money is a deposit, not a cost. When you close, it's credited back to you toward your down payment and closing costs.

How much should I plan for in total?

It depends on the price, your loan, your lender, and the home. We'd rather not hand you a percentage from a national website that doesn't fit Georgia or your loan.

Here's how to get a real number. Federal rules require your lender to give you a Loan Estimate within three business days of receiving your mortgage application. It lists your expected closing costs. Ask for one from more than one lender and compare them line by line. Then you'll receive a Closing Disclosure with the final numbers at least three business days before you close. Compare the two and ask about anything that changed.

To see how the two Georgia taxes work, picture a $500,000 home with a $400,000 loan. The transfer tax would be $500, and the intangible tax on the loan would be $1,200. That's $1,700 in Georgia taxes alone, before attorney fees, title insurance, lender fees, and prepaid items.

How can I lower my closing costs?

These are the steps that tend to make the biggest difference.

1. Compare lenders. Get at least two Loan Estimates and compare the fees, not only the rate.
2. Ask the seller to contribute. The standard contract lets the seller agree to a set amount toward your closing costs, called the Seller's Monetary Contribution. Whether a seller agrees depends on the home and how much interest it has. In a multiple-offer situation, asking for it can make your offer weaker.
3. Ask about lender credits. Some lenders will cover part of your closing costs in exchange for a higher interest rate. Ask your lender to show you both options side by side.
4. Look at your closing date. Prepaid interest depends partly on the day you close, so ask your lender how a different date would change the cash you need to bring.
5. Ask about down payment assistance. The Georgia Dream Homeownership Program, run by the Georgia Department of Community Affairs, offers down payment assistance to buyers who qualify. Your lender can tell you whether it, or another program, fits you.
6. Apply for homestead exemption after you move in. It won't lower your closing costs, but it can lower your property taxes going forward. Our article on Georgia's homestead exemption deadline explains how.

What mistakes do buyers make most often?

The most common one is planning only for the down payment. Buyers save for their down payment and forget that closing costs, prepaid items, and moving costs come out of the same account.

Another is comparing lenders by rate alone. A lower rate with higher fees can cost you more at closing, and sometimes more over time.

Some buyers assume the seller pays the transfer tax, because that's what they heard somewhere else. On the standard Georgia contract, the buyer pays it.

We also see buyers move money, open a new credit card, or buy furniture on credit before closing. Any of these can change your loan approval or your numbers. Ask your lender before any big financial move until you've closed.

Last, buyers sometimes skip reading the Closing Disclosure until the day of closing. It arrives at least three business days before you close. Read it the day it arrives, so there's time to ask questions.

An example of how this can play out

This is an example, not a real client.

Picture a first-time buyer moving from an apartment in Midtown to a townhome in Cobb County. They've saved for their down payment and assume closing costs will be a small add-on.

Before they tour a home, they get Loan Estimates from two lenders. The fees on the two are different enough that they choose the lender with lower fees, even though the rates are close. Then they work out the Georgia taxes for the price range they're shopping in, and set aside cash for the inspection, the appraisal, and a termite inspection.

When they find a home, the seller has had it on the market for several weeks, so the buyer asks for a Seller's Monetary Contribution toward closing costs. The seller agrees to part of it. The buyer asks the lender how the closing date affects prepaid interest and picks the date that fits their cash best.

A few days before closing, they receive the Closing Disclosure and compare it with the Loan Estimate. One fee is higher than expected, so they ask their lender about it before closing day. By the time they sit down at the closing table, they know every number on the page.

Are closing costs different if I'm also selling a home?

Yes. If you're selling one home and buying another, you'll have seller costs on one side and buyer costs on the other. On the standard Georgia contract, a seller's own closing costs are often small, but commission and any repairs or contributions you agree to come out of your proceeds.

If you're using your equity to buy, our article on using the equity in your Atlanta home to buy your next home explains how your proceeds can cover your down payment and closing costs, and our article on whether to sell before buying helps with the order.

Frequently asked questions

Who pays the transfer tax in Georgia? Georgia law makes the seller responsible, but the 2026 Georgia REALTORS® purchase contract shifts it to the buyer by default. It's about $1 for every $1,000 of the price. The buyer and seller can agree to something different in writing.

What is the Georgia intangible tax? It's a tax on a new mortgage, paid when the security deed is recorded. It's $1.50 for every $500 borrowed, or 0.3% of the loan amount, up to $25,000. The buyer pays it on their new loan. Cash buyers don't.

Can the seller pay my closing costs? Yes, if they agree to it. The standard contract has a place for a Seller's Monetary Contribution toward your costs. Your loan program may limit how much a seller can contribute, so ask your lender.

Do I need an attorney to close in Georgia? Yes. In Georgia, only a licensed Georgia attorney may prepare a deed or oversee its signing, so a closing attorney handles the closing. You pay their fees for your side.

Is earnest money a closing cost? No. Earnest money is a deposit you make after your offer is accepted. It's credited to you at closing.

When will I know my exact closing costs? Your lender gives you a Loan Estimate within three business days of your application, and a Closing Disclosure with the final numbers at least three business days before closing.

Can I roll closing costs into my loan? It depends on the loan program. Your lender can tell you what's possible for your loan.

Let's get your numbers clear before you start looking

You don't have to figure this out alone. Send our team a message to start. We'll walk through your budget, what closing costs could look like in the price range you're shopping, and the lender questions worth asking, so you know your real numbers before you make an offer.

Send us a message: nrgmovesyou.com/contact

Or book a 15-minute discovery call with our team: schedule a call

Andrew and Jassey Nguyen

NRG Nguyen Realty Group

Real Estate Agents in Atlanta, GA

678-743-1586

nrgmovesyou.com

This article is for general information only and isn't legal, tax, or financial advice. Closing costs depend on your contract, loan, and lender. Talk with your lender and closing attorney about your purchase.