Buying a home in Roswell this winter? Your down payment is only part of the story. Closing costs can add several thousand dollars to your cash needed at the table, and the mix of lender fees, title charges, and prepaids can be confusing. You deserve a clear, local answer so you can plan with confidence.
In this guide, you will learn what closing costs usually include for Roswell buyers, how Fulton County taxes and recording affect your total, and smart ways to budget for a Q1 purchase. Let’s dive in.
Closing costs in Georgia
Most buyers in Georgia should plan for about 2% to 5% of the purchase price in closing costs, not counting the down payment. Your cash to close has two parts:
- One-time fees: lender charges like origination and appraisal, title and settlement fees, recording fees, plus any inspection and survey costs.
- Prepaids and escrows: first-year homeowners insurance, prepaid interest, property tax prorations, and your initial escrow deposit for taxes and insurance.
Local customs can influence who pays certain items. In many Georgia transactions, sellers often cover the owner’s title insurance policy, while buyers pay the lender’s policy and settlement charges. This is negotiable and should be confirmed in your purchase contract and final closing statement.
For exact cost disclosures, you will receive a Loan Estimate within three business days of applying and a Closing Disclosure at least three business days before closing. Learn more about these documents using the CFPB’s closing resources.
Roswell and Fulton County specifics
Roswell homes are subject to both City of Roswell and Fulton County property taxes. Billing schedules and millage rates can change yearly, so review the current year’s details with the City of Roswell property tax information and the Fulton County Tax Commissioner.
Your closing will also include county recording fees for the deed and mortgage. Exact amounts vary by document and page count, so your closing agent will confirm the totals. You can review county processes through the Fulton County clerk and recording information.
Typical fees to expect
Loan-related lender fees
- Origination or application fee, often 0.5% to 1% of the loan or a flat amount.
- Underwriting and processing, commonly $400 to $1,200 combined.
- Credit report, about $30 to $50.
- Appraisal, typically $450 to $700 for a single-family home in the Atlanta metro.
- Optional mortgage points, where 1 point equals 1% of the loan amount to buy down your rate.
These fees vary by lender and program. Compare multiple Loan Estimates side by side.
Title and settlement fees
- Title search and exam, often $150 to $400.
- Lender’s title insurance premium, based on your loan amount and state rate tables.
- Owner’s title insurance, often paid by the seller in many Georgia deals, though this is negotiable.
- Settlement or closing fee, typically $300 to $800.
Ask your title or closing agent for an itemized fee schedule so you can compare.
Government, recording, and transfer
- Recording fees in Fulton County apply when documents are recorded. Amounts are modest relative to price and depend on page count.
- Georgia has no statewide real estate transfer tax, and local recording fees and stamps may apply. Confirm specific charges with your closing agent.
Prepaids and escrow setup
- Prepaid interest from your closing date to the first payment date.
- First year of homeowners insurance premium due at closing.
- Property tax proration between buyer and seller based on local schedules.
- Initial escrow deposit, often about two months of taxes and insurance as a cushion.
Because Roswell buyers pay both city and county taxes, timing and proration can affect your numbers. Verify current billing with Roswell and Fulton County sources.
Inspections, surveys, HOA, and optional items
- General home inspection, usually $300 to $600.
- Pest or termite inspection, about $50 to $150.
- Survey, if required, often $300 to $800 or more.
- HOA transfer or initiation fees if applicable, amounts vary by community.
- Program-specific costs like PMI or upfront mortgage insurance for certain loans.
Example estimates for Roswell homes
Below are illustrative examples to show how numbers can stack up. Assumptions: typical buyer-paid fees, seller pays owner’s title policy, lender collects a two-month escrow cushion, and closing occurs mid-month. Your totals will vary by lender, property, taxes, and negotiated credits.
Example A: $350,000 purchase price
- Lender and third-party fees: about $2,500
- Title, closing, and lender’s title policy: about $1,800
- Prepaids and escrow: about $3,200
- Inspections, survey, HOA admin: about $800
- Estimated cash to close, excluding down payment: about $8,300, roughly 2.4%
Example B: $500,000 purchase price
- Lender and third-party fees: about $3,400
- Title, closing, and lender’s title policy: about $2,400
- Prepaids and escrow: about $4,500
- Inspections, survey, HOA admin: about $900
- Estimated cash to close: about $11,200, roughly 2.2%
Example C: $750,000 purchase price
- Lender and third-party fees: about $5,000
- Title, closing, and lender’s title policy: about $3,600
- Prepaids and escrow: about $6,750
- Inspections, survey, HOA admin: about $1,200
- Estimated cash to close: about $16,550, roughly 2.2%
If you choose to buy discount points to lower your rate, add about 1% of the loan amount per point unless covered by credits. Seller concessions can reduce your out-of-pocket cost, subject to loan program limits.
Q1 timing tips for buyers
- Property tax proration can be meaningful early in the year. Confirm whether prior year taxes are paid and how the current year is prorated on your closing statement.
- Insurance premiums often reset on calendar cycles. Get quotes early so you can lock coverage and estimate your escrow accurately.
- Appraisals can stack up in Q1. Leave room in your timeline to avoid rate lock extensions.
Ways to reduce your cash to close
- Request Loan Estimates from several lenders and compare both rate and total fees. The CFPB’s closing resources explain how to review these.
- Negotiate seller concessions in your offer, keeping your loan program’s limits in mind.
- Ask about lender credits where a slightly higher rate offsets some costs. Run the math for your expected time in the home.
- Confirm whether the seller will pay the owner’s title policy. This custom can save several hundred to a few thousand dollars.
- Shop settlement services where allowed. Request an itemized title and closing fee sheet.
- Use a tool like the Bankrate mortgage calculator to see how points, taxes, and insurance affect your total payment.
You can also browse general buyer guidance from the National Association of Realtors.
Documents and deadlines to track
- Loan Estimate within three business days of application. Review fee categories and compare across lenders.
- Purchase and sale contract with any seller concessions clearly stated.
- Title commitment and preliminary closing statement once available.
- Closing Disclosure at least three business days before closing. Compare it line by line to your Loan Estimate, and ask questions early. See the CFPB overview of the closing process.
Ready to run your numbers?
Closing costs in Roswell follow a clear structure, yet the exact totals depend on your lender, the home, taxes, and what you negotiate. Start with the 2% to 5% rule of thumb, then refine your estimate using your Loan Estimate, title quote, and insurance binder. If you want help pricing offers and structuring credits so your Q1 purchase stays on budget, reach out to Leanne Allen for local, concierge-level guidance.
FAQs
How much are buyer closing costs in Roswell?
- Many Georgia buyers spend roughly 2% to 5% of the purchase price on closing costs, excluding the down payment, but your final number depends on your loan, taxes, and negotiated credits.
Who usually pays for owner’s title insurance in Roswell?
- In many Georgia transactions sellers often pay the owner’s title policy, but this is negotiable and should be confirmed in your contract and closing statement.
What Roswell and Fulton County taxes affect my closing?
- You will see prorated city and county property taxes, which vary by billing cycles and timing; check the City of Roswell and Fulton County sources for current schedules.
When do I receive the final closing numbers?
- Your lender must provide a Closing Disclosure at least three business days before closing, which shows final costs, credits, and cash to close.
Can the seller help with my closing costs?
- Yes, you can request seller concessions that reduce your out-of-pocket costs at closing, subject to limits based on your loan program.
