Are you trying to figure out what closing will actually cost you in Fayetteville? You are not alone. Whether you are buying your first home or selling to move up, closing costs can feel like a moving target. In this guide, you will learn what buyers and sellers typically pay in Georgia, how Fayette County handles taxes and fees, and simple steps to estimate your cash to close or net proceeds. Let’s dive in.
What closing costs cover
Closing costs are the fees and prepaid items due at the end of your transaction. They include lender charges, title and recording fees, inspections, prorated taxes, and sometimes HOA transfers. Some items are customary for buyers or sellers in Georgia, but many are negotiable and vary by lender, title company, and local practice. The exact numbers come from your lender’s Loan Estimate and your title company’s closing estimate.
Buyer closing costs
Typical range in Fayetteville
Most Georgia buyers spend about 2% to 5% of the purchase price on closing costs, not including the down payment. Your total depends on your loan type, interest rate strategy, escrow setup, and whether the seller contributes concessions. Use the range to plan, then firm up with your lender and a local title company.
Common buyer line items
- Loan origination or lender fees: commonly 0% to 1% of the loan amount
- Appraisal: typically $400 to $900
- Credit report: about $25 to $75
- Flood certification: about $10 to $25
- Survey if required: usually $250 to $800
- Title search, title services, and lender’s title insurance policy: varies with price and rate schedules
- Recording fees for the mortgage and deed: often $10 to $150 total
- Escrow reserves for property taxes and insurance: often 1 to 3 months collected upfront
- Prepaid tax and HOA prorations based on the closing date
- Home inspections: $300 to $700 for general, with optional add-ons for termite, radon, septic, or HVAC
- HOA transfer or document fees when applicable: often $100 to $400
- Wire, courier, or closing convenience fees: about $25 to $200
Who usually pays what
Buyers in Georgia typically pay lender-related charges, appraisal and inspection fees, the lender’s title policy, recording for the mortgage, and initial escrow deposits. These customs can shift with negotiations and loan rules. Confirm each line item in your purchase agreement and with your lender and title company.
How to estimate your cash to close
- Ask your lender for a Loan Estimate within 3 business days of application.
- Request a buyer closing estimate from a Fayette County title or settlement company.
- Get the most recent property tax bill for proration planning from the Fayette County Tax Commissioner or Assessor.
- Add inspections, appraisal, and any survey cost.
- Subtract earnest money, down payment, and any seller credits to get your cash to close.
Buyer example calculation
Example assumptions for a $400,000 purchase price:
- Estimated buyer closing costs at 2.5%: about $10,000, which may include lender fees, appraisal, title services, recording, inspections, and small escrow pre-funds.
- Your cash to close equals total closing costs plus down payment and prepaid items, minus earnest money and any seller-paid concessions. Use your Loan Estimate for precise figures.
Seller closing costs
Typical range in Fayetteville
Most Georgia sellers spend about 6% to 8% of the sale price on total costs when you include brokerage commission, owner’s title policy when customary, and routine settlement items. Your actual number depends on the negotiated commission, payoffs, repairs or credits, and local fees.
Common seller line items
- Real estate commission: commonly around 5% to 6% of sale price in many transactions, negotiated in your listing agreement
- Owner’s title insurance premium: customary for sellers in many Georgia deals, though negotiable; often roughly 0.5% to 1% of price as a broad rule
- Settlement or closing fee on the seller side: about $200 to $800
- Prorated property taxes for your days of ownership
- Payoff of mortgages, home equity loans, and any liens or judgments
- Repairs or credits negotiated after inspection
- HOA transfer or resale document fees when applicable: about $100 to $500
- Recording fees to release the mortgage or security deed: often $10 to $100
- Optional attorney fees if you retain counsel: commonly $300 to $1,500
Who usually pays what
Sellers typically pay brokerage commissions, the owner’s title insurance premium in many Georgia transactions, their share of property tax proration, and any mortgage or lien payoffs. Buyers may ask for seller-paid concessions toward their costs, which you can evaluate case by case.
How to estimate your net proceeds
- Ask your listing agent for a seller net sheet based on your target price.
- Get payoff statements from your mortgage lender and any lienholders.
- Request an estimated seller closing statement from a Fayette County title company.
- Add up commission, title and settlement fees, prorated taxes, and any agreed repairs or credits.
- Subtract payoffs and outstanding liens from your sale price to estimate your net.
Seller example calculation
Example assumptions for a $400,000 sale price:
- Commission at 6%: $24,000
- Owner’s title policy at about 0.5%: $2,000
- Prorated taxes and other fees: about $1,500
- Total estimated seller costs: about $27,500
- Estimated net before mortgage payoff: about $372,500, then subtract your payoff for the final net
Fayette County specifics to check
Taxes and proration
Property taxes in Georgia are billed at the county level. Proration at closing typically uses the most recent Fayette County tax bill. The seller is charged for the portion of the year they owned the home, and the buyer is charged for the portion after closing. Confirm millage rates, due dates, and proration method with the Fayette County Tax Commissioner or Assessor.
Title insurance norms
A local title company will issue a title commitment and outline premiums and closing fees. In many Georgia deals, sellers pay for the owner’s title policy and buyers pay for the lender’s policy, but this is negotiable. Ask for a written quote specific to your contract price.
HOA and city items
If the home is in an HOA, budget for transfer fees and a resale disclosure packet. Some neighborhoods in Fayette County add modest fees, while condo subdivisions may be higher. If the property sits within City of Fayetteville limits, ask about final utility readings or certificates that may be required before closing.
Negotiables and smart savings
What is negotiable
- Who pays for the owner’s title policy
- Seller concessions toward buyer closing costs, subject to loan limits
- Repairs versus a closing credit after inspection
- Commission structure in your listing agreement
Avoid common pitfalls
- Do not rely on national averages without local quotes. Fayette County recording fees, HOA transfer costs, and tax proration can shift your numbers.
- Review your Closing Disclosure as soon as it is delivered. Federal rules require that you receive it at least 3 business days before closing.
- Protect your funds. Always call your verified title company contact to confirm wire instructions and never trust emailed changes without voice confirmation.
- Do not assume the other party will pay certain fees. Make sure the purchase agreement spells out who pays what.
Step-by-step checklists
Buyer checklist
- Before you offer: review the seller’s disclosure, HOA documents, and the current tax bill with your agent.
- After you go under contract: apply with your lender and obtain your Loan Estimate within 3 business days.
- Early in due diligence: schedule inspections and plan for the lender’s appraisal.
- Two weeks before closing: request a preliminary title commitment and itemized buyer closing estimate from the settlement company.
- Three business days before closing: review your Closing Disclosure and ask questions right away.
- Closing day: bring government ID and certified funds or complete a verified wire. Confirm all wiring details by phone.
Seller checklist
- Early planning: ask your agent for a seller net sheet based on your price strategy.
- Under contract: order payoff statements from all lenders and confirm any liens.
- HOA items: request the resale certificate and transfer documents from the management company.
- Negotiations: obtain written bids for agreed repairs or consider a closing credit.
- Title and settlement: review the owner’s title policy premium and settlement fees from the title company.
- Closing day: be ready with keys, signed deed, and any required association or municipal forms.
Timeline and disclosures
Your lender must provide a Loan Estimate within 3 business days of your loan application. You must receive a final Closing Disclosure at least 3 business days before consummation. These timelines help you review fees, confirm credits, and catch errors early. Ask your lender and title company to walk you through any line items that are unclear.
Ready to run your numbers?
If you want precise cash-to-close or net proceeds, start with your lender and a Fayette County title quote, then layer in tax proration, HOA fees, and any negotiated items. If you would like a tailored buyer estimate or a seller net sheet for your Fayetteville home, reach out to The Hayes Team. We will help you confirm who pays what, anticipate local fees, and close with confidence.
FAQs
What are typical buyer closing costs in Fayetteville, GA?
- Buyers often pay about 2% to 5% of the purchase price, covering lender fees, appraisal, title services, inspections, recording, and escrow reserves.
What do sellers usually pay at closing in Georgia?
- Sellers commonly pay 6% to 8% of the sale price when including commission, owner’s title policy where customary, prorated taxes, and settlement fees.
Who pays for title insurance in Georgia closings?
- In many Georgia transactions the seller pays the owner’s policy and the buyer pays the lender’s policy, but this is negotiable in the contract.
How are property taxes prorated in Fayette County?
- Proration typically uses the most recent county tax bill, with the seller paying for days owned before closing and the buyer paying for days after closing.
When will I see my final closing numbers?
- You should receive your Closing Disclosure at least 3 business days before closing, then your title company will provide your final statement on or just before closing day.
How can I reduce my cash to close as a buyer?
- Ask about seller-paid concessions, compare lender fee structures, and time your closing to reduce prepaid interest and escrow pre-funds.
How do I estimate my seller net in Fayetteville?
- Combine your sale price with commission, owner’s title premium, prorated taxes, payoffs, and any credits or repairs, then subtract payoffs and liens for your net.
