Buying or selling a home in Decatur comes with one last hurdle that can catch you off guard: closing costs. You may be wondering who pays what, what’s negotiable, and how much to budget at different price points near the Square. You’re not alone, and the good news is most of it follows clear Georgia customs. In this guide, you’ll learn what fees to expect, how they’re split in Decatur, practical ways to save, and what documents to request so your final number is crystal clear. Let’s dive in.
Georgia norms: what’s customary vs. negotiable
Georgia has established customs for who pays which costs, but many items are negotiable and finalized in your purchase contract.
- Sellers commonly pay real estate commissions, which are negotiated in the listing agreement.
- Buyers typically pay lender-related costs, the appraisal, and the lender’s title insurance policy.
- In many Georgia deals, the seller pays for the owner’s title insurance policy, though this can be negotiated.
- Prorations for property taxes, HOA dues, and utilities are split based on the closing date so each party pays their share.
The key is to confirm what your contract says. If you want a specific split, write it clearly.
Who pays what in Decatur
Buyer responsibilities (typical)
- Lender fees: origination or points if chosen, plus underwriting and processing.
- Appraisal, credit report, and any required survey.
- Lender’s title insurance policy and most loan-related title fees.
- Prepaid taxes and insurance reserves held by the lender.
- Recording fees and HOA transfer fees if applicable.
Seller responsibilities (typical)
- Real estate brokerage commissions, negotiated in the listing agreement.
- Owner’s title insurance policy in many Georgia transactions, subject to negotiation.
- Mortgage and lien payoffs, plus prorated property taxes and HOA dues through the closing date.
- Potential repair credits, agreed concessions, or escrow holdbacks if required.
Buyer closing costs: common line items and ranges
Every loan is different, but most financed buyers in Decatur see total closing costs around 2% to 4% of the purchase price, not including the down payment. Here’s what makes up that number:
- Lender fees
- Origination or discount points: often 0.5% to 1.0% of the loan amount if charged
- Application, underwriting, processing: typically $300 to $1,500 total
- Appraisal: typically $400 to $800 for a standard single-family home
- Credit report: about $25 to $50
- Title and settlement
- Lender’s (mortgagee) title insurance: price varies by loan amount
- Settlement/closing fee: often $300 to $800
- Owner’s title insurance: buyer pays only if negotiated that way
- Recording fees: usually modest county-set amounts
- Prepaid items and reserves: several months of property taxes and homeowner’s insurance may be collected
- HOA/condo fees: transfer or document fees can run $100 to $500 or more
- Survey (if required by lender): about $300 to $900
If you pay discount points to buy down your rate, totals increase. If you accept a lender credit in exchange for a slightly higher rate, your upfront costs may decrease.
Seller closing costs: what to expect
Including commission, many Decatur sellers see total closing costs around 7.5% to 10% of the sale price. Without commission, plan for roughly 1% to 3% for typical closing charges and prorations. Line items can include:
- Real estate commissions, negotiated in the listing agreement
- Owner’s title insurance policy in many Georgia transactions
- Settlement/closing fee if charged to the seller by the title company
- Mortgage and lien payoffs
- Prorated property taxes and HOA dues
- Agreed repairs, concessions, or escrow holdbacks
Decatur examples: how price changes the totals
Numbers below are illustrative ranges using common Georgia practices. Your actual costs will depend on your contract terms, loan structure, title rates, and timing.
- $350,000 purchase
- Buyer closing costs (2.0% to 3.5%): $7,000 to $12,250
- Seller total costs (7.5% to 10%): $26,250 to $35,000
- $675,000 purchase
- Buyer closing costs (2.0% to 3.5%): $13,500 to $23,625
- Seller total costs (7.5% to 10%): $50,625 to $67,500
- $1,200,000 purchase
- Buyer closing costs (2.0% to 3.5%): $24,000 to $42,000
- Seller total costs (7.5% to 10%): $90,000 to $120,000
Cash buyer snapshot
If you buy with cash, your closing costs are usually lower because you skip lender-related fees and escrow reserves. Expect mainly title, settlement, recording, prorations, and any HOA transfer fees.
Local Decatur and DeKalb factors
A few local details can move your bottom line up or down.
- Property taxes and prorations
- DeKalb County millage rates and bills change annually. At closing, taxes are prorated to the day. If taxes are due soon after your closing, your lender may collect more reserves, which increases your buyer total. After closing, owner-occupants should review local homestead exemptions and filing deadlines to reduce future tax bills.
- HOA and condo fees near the Square
- Many condos and townhomes in and around Decatur Square have HOA transfer or document fees. Sellers may pay an estoppel fee to verify dues status, and dues are prorated at closing.
- Recording and administrative fees
- County recording fees and transfer taxes are typically modest but do change. Your title company will confirm current amounts before closing.
- Older-home title or survey questions
- Some older properties in Decatur may have easements or historical boundary items. If your lender requires a survey or title curative work, plan for added time and modest extra cost.
How to reduce or shift closing costs
Even in competitive markets, you have options to manage expenses.
- Shop your loan
- Request a Loan Estimate from at least two lenders and compare the total costs, not just the interest rate. Ask about lender credits and how they change your rate.
- Negotiate smart concessions
- Buyers can request a seller credit toward closing costs, subject to loan program limits. In slower segments or if a home has been on market longer, sellers may be more open to credits.
- Consider rate vs. points
- If you plan to own the home long term, paying a point to reduce your rate can make sense. Run a breakeven analysis before deciding.
- Clarify title and closing fee splits
- Many Georgia deals show the seller paying the owner’s title policy. If you want that outcome, write it into the contract. Sample language to discuss with your agent: “Seller to pay owner’s title insurance and closing fee,” or “Buyer to pay lender-related fees; seller to pay owner’s policy.”
- Price vs. credit tradeoffs
- Sellers can offer a buyer credit in lieu of a price reduction. Depending on loan guidelines, a well-structured credit can help the buyer without changing the appraised value target.
Documents and timelines to track
Stay on top of these items for accurate, no-surprise numbers:
- Loan Estimate
- Lenders must provide this within three business days of your loan application. Review the estimated closing costs and ask questions early.
- Closing Disclosure
- You must receive this at least three business days before closing. Compare it to the Loan Estimate and verify any changes.
- Seller net sheet
- Sellers should request a net sheet that projects proceeds after commission, payoffs, and closing fees.
- Title estimate
- Ask the title company for a title premium and settlement fee estimate based on your price and loan details.
- Tax and HOA documents
- Request the most recent property tax bill and HOA statements to confirm prorations, dues status, and any transfer or estoppel fees.
What this means for you
Closing costs are predictable when you understand Georgia customs, verify local fees, and write clear contract language. The biggest drivers are commissions for sellers and loan structure for buyers. With the right prep, you can plan your cash-to-close or net proceeds with confidence and avoid last-minute surprises.
If you want a line-by-line estimate tailored to your Decatur home or the one you’re buying, connect with the local team that negotiates these details every week. Reach out to Crochet Realty Group for a clear game plan and a smooth closing.
FAQs
How much are buyer closing costs in Decatur?
- Most financed buyers should plan for about 2% to 4% of the purchase price, depending on lender fees, escrows, and whether you pay discount points.
How much do sellers pay in Decatur?
- Including commission, many sellers see 7.5% to 10% of the sale price; without commission, typical seller closing charges and prorations are about 1% to 3%.
Who pays for owner’s title insurance in Georgia?
- In many Georgia transactions the seller pays for the owner’s title policy, but it is negotiable and should be specified in the purchase contract.
How are DeKalb County property taxes handled at closing?
- Taxes are prorated to the closing date so each party pays their share, and lenders often collect several months of reserves from the buyer based on billing cycles.
What condo or HOA fees should I expect near Decatur Square?
- Buyers may see transfer or document fees, often $100 to $500 or more, and sellers may pay an estoppel fee; dues are usually prorated at closing.
Do cash buyers still have closing costs?
- Yes, but generally less than financed buyers; expect title and settlement fees, prorations, recording fees, and any HOA charges without lender-related costs.
Can I ask the seller to help with my closing costs?
- Yes, you can negotiate a seller credit, subject to loan limits; structure it clearly in your offer to avoid issues with underwriting.
