Down payment gets all the attention, but closing costs catch buyers off guard. They're the fees to actually finalize the loan and transfer the home, and they typically land somewhere around 2–5% of the purchase price.
What's actually in there
- Lender fees — origination and processing
- Third-party services — appraisal, title search, title insurance, attorney (Georgia is an attorney-closing state)
- Prepaids and escrows — upfront homeowner's insurance, property taxes, and prepaid interest
- Government fees — recording and transfer taxes
Ways to reduce what you pay out of pocket
- Seller credits — negotiated in your offer to cover part of your costs
- Lender credits — trading a slightly higher rate for help with costs
- Shopping the services you're allowed to shop for
Every cost is itemized on your Loan Estimate and again on your Closing Disclosure. I walk through those line by line so nothing is a mystery — and I review your Closing Disclosure before you do.
Plan for it early
Knowing your estimated closing costs up front lets you budget the true cash-to-close, not just the down payment. Reach out and I'll give you a realistic estimate for your price range and county.
This article is general education, not a commitment to lend or an offer of credit. Program availability, terms, rates, and qualification guidelines vary by lender and are subject to change; all loans are subject to underwriting and final approval. Market figures are approximate and change over time. For guidance specific to your situation, reach out directly. Garrett Potz, NMLS #631592 · Affinity Home Lending, Company NMLS #1181151 · Equal Housing Lender.