Key takeaway
In Georgia the buyer pays most closing costs by default: the standard Georgia REALTORS purchase and sale agreement lists the transfer tax and all other costs to close as buyer items unless the contract says otherwise. Georgia closing costs averaged $5,106, or 1.24% of the sale price, in 2025 (Bankrate), which is about $5,045 on Acworth's typical $406,860 home.
At a glance
| Georgia average closing costs (2025) | $5,106, 1.24% of price |
|---|---|
| Estimate on $406,860 | $5,045.06 |
| Default payer under the standard contract | Buyer, unless negotiated |
| Max seller help, conventional, under 10% down | 3% ($12,205.80 on $406,860) |
How much are closing costs in Georgia?
Bankrate's 2025 state ranking, built on LodeStar data, puts the average Georgia closing cost at $5,106, or 1.24% of the average home sale price, including taxes. The national average in the same study was $4,661, about 1.6% of an average $438,236 sale price, and $3,042 once recording fees and taxes are taken out.
Bankrate's Georgia guide also gives a broader rule of thumb: mortgage closing costs typically run about 2% to 5% of the loan amount. The two figures measure different things. The 1.24% is a statewide average that may leave out prepaid interest, insurance and escrow deposits, while the 2% to 5% range is meant to cover the whole bill. Treat both as planning numbers, not a quote.
What those percentages mean on an Acworth home
Zillow's typical home value for Acworth was $406,860 in August 2026. At Georgia's 1.24% average, closing costs would be about $5,045.06. With 3.5% down the loan is $392,619.90, and Bankrate's 2% to 5% range on that loan runs from $7,852.40 to $19,631.00. Your own Loan Estimate will land somewhere in this territory depending on your lender's fees, any points you buy, and how much the lender collects up front for escrow.
Who pays closing costs in Georgia: buyer vs seller
In Georgia the contract decides most of the split. The standard Georgia REALTORS purchase and sale agreement (form F201; the facts here come from the 2022 printing, so ask your agent which version you are signing) puts nearly everything on the buyer unless the parties agree otherwise.
| Cost | Who pays under the standard form | Can it change? |
|---|---|---|
| Georgia property transfer tax | Buyer (listed under items paid by buyer) | Yes, by agreement in the contract |
| Title and tax record search, preparing the limited warranty deed | Buyer | Yes |
| All other costs, fees and charges to close | Buyer, unless the contract says otherwise | Yes |
| Attorney fees to prepare and record documents that cure title problems | Seller | Yes |
| Attorney fees tied to the seller not attending closing in person | Seller | Yes |
| Seller's Contribution at Closing | Seller, up to the dollar amount written in the contract | Negotiated in every deal |
The buyer's side
The form says the buyer pays the transfer tax, the title and tax record search, the deed preparation, and "all other costs, fees and charges to close this transaction, except as otherwise provided herein." That catch-all is why most lender, title and recording charges end up in the buyer's column.
The seller's side
The seller pays the closing attorney to clear title problems and for the extra work when the seller does not attend in person. Anything more, including help with your costs, comes only from what is written into the contract.
The transfer tax wrinkle
The Georgia Department of Revenue says the seller is legally responsible for the transfer tax, but that the parties frequently agree in the contract that the buyer will pay it. The standard form does exactly that. The math and the full who-pays explanation are on the Georgia transfer tax and intangible tax guide.
Buyer closing costs in Georgia, line by line
Bankrate's Georgia guide lists these as the typical buyer line items. You will find them on your Loan Estimate and, in final form, on your Closing Disclosure.
Appraisal
Your lender orders an appraisal to check that the home's value supports the loan. Bankrate lists it as a standard buyer cost.
Closing attorney fees
Georgia closings must be run by a Georgia-licensed attorney. When you have a mortgage, that attorney represents your lender under the standard contract. See the closing attorney and title insurance guide for what that means for you.
Credit check
The lender pulls your credit report as part of the application, and the cost is often passed through as a closing line.
Origination fees
This is what the lender charges to process and underwrite the loan. It varies between lenders, which is the main reason to compare Loan Estimates.
Discount points
Points are optional. You pay them up front in exchange for a lower interest rate. Ask each lender to quote with and without points so the comparison is fair.
Per-diem interest
Interest on your new loan from the closing date to the end of that month is collected at closing. Closing later in the month means fewer days to prepay.
Prepaids and escrow deposits
Lenders usually collect homeowners insurance and an opening escrow balance for property tax at closing. This line is why cash-to-close can run higher than the 1.24% average.
Survey
A survey shows boundaries, easements and encroachments. The Georgia REALTORS form gives the buyer the right to obtain one and object to problems it reveals.
Title search
A title search checks public records for liens and ownership problems before you buy. Under the standard form the title and tax record search is a buyer cost.
Title insurance
The lender's policy is usually required. The owner's policy is optional and paid once at closing, and the CFPB notes that buying both from the same provider usually costs less. The standard contract tells your lender to quote assuming you will buy an enhanced owner's policy.
Recording fees
The county clerk charges to record the deed and the security deed. These sit in the government fees section of your disclosures.
Transfer tax and intangible recording tax
On Acworth's typical $406,860 home these come to $406.90 and, with 3.5% down, $1,179.00. That is $1,585.90 of the closing bill when the buyer pays both. The step-by-step math lives on the transfer tax guide.
Prorations: property tax and HOA dues at closing
Some bills cover the whole year or month, so the standard contract splits them between buyer and seller as of the closing date.
Property tax proration
Property taxes are prorated to the closing date, and the buyer takes on liability for that year's tax bill at closing. If the bill used was an estimate or is under appeal, the form calls for the parties to re-prorate once the real bill is known. Cobb rates and due dates are on the Cobb County property tax guide, and filing for the Georgia homestead exemption after you buy lowers future bills.
HOA fees, solid waste and utilities
HOA dues, solid waste fees and certain utilities are also prorated as of closing. If the home is in an HOA, ask the association early whether it charges any fee when a home changes hands.
What is negotiable, and how much the seller can contribute
Everything in the split above can be negotiated. The usual tool is the Seller's Contribution at Closing: a dollar figure written on the first page of the contract that the buyer may use toward closing costs. Two limits apply. Your lender may not allow all of it to be used, and any amount you cannot use stays with the seller.
Conventional loan limits on seller help
Fannie Mae caps what an interested party, such as the seller, can contribute on a principal residence. The cap depends on how much you put down.
| Loan-to-value | Down payment | Maximum seller contribution | On $406,860 |
|---|---|---|---|
| Above 90% | Under 10% | 3% | $12,205.80 |
| 75.01% to 90% | 10% to under 25% | 6% | $24,411.60 |
| 75% or less | 25% or more | 9% | $36,617.40 |
Seller money can pay closing costs and prepaids, but on a conventional loan it cannot be used for the down payment.
VA loans
VA.gov describes VA purchase loans as having fewer closing costs, which may be paid by the seller. Details are on the VA loan guide.
FHA and USDA loans
Seller contribution limits for FHA and USDA loans were not verified for this guide. Ask your lender for the current maximum before you write the offer.
Other ways to cover the gap
If a seller will not contribute, you can negotiate on price instead, ask lenders whether they offer lender credits in exchange for a higher rate, or look at assistance such as Georgia Dream, where a participating lender confirms eligibility.
Georgia closing cost calculator: estimate cash to close on an Acworth home
Cash to close is your down payment plus closing costs, minus credits. Here it is on Acworth's typical value with 3.5% down, using the state average as the closing cost line:
| Line | Amount | How it was figured |
|---|---|---|
| Price | $406,860.00 | Zillow typical Acworth value, August 2026 |
| Down payment | $14,240.10 | 3.5% x $406,860 |
| Closing costs (estimate) | $5,045.06 | 1.24% Georgia average (Bankrate, 2025) x $406,860 |
| Before credits | $19,285.16 | Down payment + closing costs |
From that figure, subtract the earnest money you already paid, because the standard contract applies it toward the price at closing, and any Seller's Contribution at Closing your lender allows. Then add anything the average may miss, mainly prepaid insurance and escrow deposits.
- Start with the price and your down payment percentage.
- Use 1.24% of the price for a first estimate, or 2% to 5% of the loan for a cautious range.
- Replace the estimate with the totals on your Loan Estimate as soon as you have one.
- Subtract earnest money and any seller contribution.
- Confirm the final figure on the Closing Disclosure.
The down payment guide runs the same home at other down payment levels.
Where the real numbers come from: Loan Estimate and Closing Disclosure
Loan Estimate
A lender must give you a Loan Estimate within three business days of receiving your application. Every lender uses the same three-page form, so you can line up origination charges, points and title fees side by side. It is not a loan approval.
Closing Disclosure
The five-page Closing Disclosure shows your final terms and costs, and you must receive it at least three business days before closing. Compare it line by line to your Loan Estimate and ask the lender or closing attorney about anything that moved. I can sit down with you and go through both documents before you sign.
Closing cost mistakes Georgia buyers make
Assuming the seller pays the Georgia taxes
The standard contract lists the transfer tax as a buyer cost, and the intangible tax is on your loan. Ask for seller help in writing if you want it.
Leaving the seller contribution blank
Once the contract is signed, a contribution can only be added by an amendment both sides agree to. Decide before the offer goes in, and check that the amount fits your loan's cap.
Comparing rates and ignoring fees
A lower rate with more points or higher origination charges can cost more at closing. Compare the Loan Estimates as a whole.
Budgeting only for the average
The 1.24% figure is an average that may not include escrow deposits. Keep cash for the higher end until your Closing Disclosure arrives. Costs inside the due diligence period, such as the inspection, are paid before closing and are not in these totals.
Common questions
How much are typical closing costs on a $300,000 house?+
At Georgia's 2025 average of 1.24% including taxes (Bankrate, LodeStar data), closing costs on a $300,000 home would be about $3,720. Bankrate's broader rule of thumb of 2% to 5% of the loan amount gives a higher range once prepaids and escrow are counted. The transfer tax alone on a $300,000 price is $300.00.
What if the seller won't pay closing costs?+
In Georgia the standard Georgia REALTORS purchase and sale agreement already puts the transfer tax and most closing costs on the buyer, so seller help is only what you negotiate as a Seller's Contribution at Closing. If the seller says no, you can negotiate the price, ask lenders about lender credits, or check assistance programs with a participating lender.
How much are closing costs for a $400,000 house?+
About $4,960 at Georgia's 1.24% average (Bankrate, 2025). Within that, the transfer tax on $400,000 is $400.00, and the intangible recording tax on a $386,000 loan, which is 3.5% down, is $1,158.00 (772 steps of $500 at $1.50 each). Your Loan Estimate gives the real figure for your loan.
Is it the buyer or seller who pays closing costs?+
Both pay some. Georgia law makes the seller liable for the transfer tax, but the standard Georgia REALTORS contract lists the transfer tax, title search, deed preparation and all other closing costs as buyer items unless the contract says otherwise. The seller pays to cure title problems. Any other split, including seller help with your costs, has to be written into the contract.
Is earnest money part of closing costs?+
No. Earnest money is a deposit toward the purchase. Under the standard Georgia REALTORS contract it is applied toward the purchase price at closing, so it reduces the cash you bring that day rather than adding to your costs. It is returned to you only in the situations the contract allows.
Can the seller pay my down payment in Georgia?+
Not on a conventional loan. Fannie Mae lets interested parties such as the seller pay closing costs and prepaids, up to 3% of the price when you put less than 10% down, but that money cannot be used for the down payment, reserves or the minimum borrower contribution. Ask your lender about the rules for other loan types.
Sources
- Bankrate: Average closing costs by state (2025)
- Bankrate: Closing costs in Georgia (2025)
- Georgia Association of REALTORS: Purchase and Sale Agreement (F201), 2022 printing
- Georgia Department of Revenue: Real Estate Transfer Tax
- Fannie Mae Selling Guide B3-4.1-02: Interested Party Contributions
- VA.gov: VA-backed purchase loan
- CFPB: What is owner's title insurance?
- CFPB: What is a Loan Estimate?
- CFPB: What is a Closing Disclosure?
- FindLaw Caselaw: Supreme Court of Georgia, In re Formal Advisory Opinion 04-1 (2006)
- Zillow Research: Zillow Home Value Index (Acworth, August 2026)
Lawrence Jackson
I am a Realtor® with Atlanta Communities and part of Team Jackson Sells Atlanta. I specialize in Acworth, Kennesaw, Marietta and Woodstock and serve all of Cobb County and metro Atlanta. You work directly with me at every step, from your first question to the closing table.
Realtor®, Atlanta Communities. General information, not legal, tax or lending advice.
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