Wondering how much cash you’ll need to close on a home in Coweta County? Between lender fees, title charges, and prepaids, the total can feel confusing. You want a simple way to plan, avoid surprises, and understand what is negotiable in Georgia. In this guide, you’ll see what closing costs cover, what buyers typically pay in Coweta County, how local customs work, and a step-by-step way to estimate your total using Kim’s mortgage calculator. Let’s dive in.
Closing costs at a glance
Closing costs are the third-party fees, prepaids, and lender charges you pay at closing in addition to your down payment. They usually fall into a few buckets:
- Loan-related charges such as origination, underwriting, discount points, and a credit report.
- Property services like appraisal, home inspections, and possibly a survey.
- Title and settlement fees including the title search, attorney or closing fee, and title insurance policies.
- Prepaids and escrow reserves for interest, homeowners insurance, and property taxes.
- Government and recording fees to record your mortgage and deed with the county.
For buyers, a common planning range is about 2 percent to 5 percent of the purchase price. Your exact total depends on your loan program, the closing date, and what you negotiate with the seller.
What buyers usually pay in Coweta County
While every transaction is unique, here are typical buyer-paid items and realistic ranges you can use for planning in Coweta County.
Loan charges
- Origination or lender fees: often 0.25 percent to 1.0 percent of the loan amount.
- Discount points: optional 0 to 2 points to lower your rate.
- Credit report fee: about $25 to $60.
- Underwriting or processing: about $300 to $1,000, depending on the lender.
Property services
- Appraisal: roughly $400 to $800 based on property type and size.
- Home inspections: general inspection about $300 to $600. Specialized inspections like septic, radon, termites or HVAC can add $100 to $500 each.
- Survey: if required, about $350 to $900.
Title and settlement
- Title search and closing/attorney fee: about $300 to $900.
- Lender’s title insurance policy: typically buyer-paid and required by the lender. The premium depends on the loan amount.
- Owner’s title insurance policy: in many Georgia transactions the seller often pays this, but it is negotiable. Confirm local custom with your Coweta closing attorney or title company.
Prepaids and escrow reserves
- Prepaid interest: covers the daily interest from closing to your first payment.
- Homeowners insurance: often pay the first year at closing or at least the first installment.
- Escrow reserves: lenders may collect 2 to 12 months of taxes and insurance to fund your escrow account.
Government and recording
- Recording fees: typical for recording your mortgage or deed. Amounts vary by county records.
- Transfer or documentary taxes: Georgia has state and local recording requirements. Verify current practices and any applicable fees with local offices.
Typical ranges you can use
For quick budgeting in Coweta County:
- Lean estimate: about 2 percent of the purchase price if lender fees are low and you do not buy points.
- Mid-range: about 3 percent of the purchase price.
- Higher-cost scenario: up to 5 percent or more if you buy points, prepaids are higher, or you need larger escrow deposits.
Example for a $350,000 purchase:
- 2 percent estimate: $7,000
- 3 percent estimate: $10,500
- 4 percent estimate: $14,000
Who pays what in Georgia
Many items are negotiable and shaped by local custom.
- Owner’s title policy: In much of Georgia, sellers often buy the owner’s title insurance policy, but this is negotiable in the contract. Always confirm with your closing attorney or title company in Coweta County.
- Seller concessions: You can ask the seller to help with buyer closing costs up to program limits. Loan guidelines for FHA, VA, USDA, and conventional loans cap seller-paid amounts.
- Prorations: Property taxes and HOA dues are prorated at closing. The seller typically covers taxes for the days they owned the home, and you take over from the closing date forward.
Coweta-specific items to verify
Because county fees and schedules change, verify exact numbers with local offices.
- Coweta County Tax Commissioner or Assessor: assessed values, millage rates, tax due dates, and proration guidance.
- Coweta County Clerk of Superior Court or recording office: deed and mortgage recording fees and per-page charges.
- Local title companies or closing attorneys: exact quotes for title insurance premiums, title search fees, closing fees, and local custom on who pays what.
- Your lender or mortgage broker: a formal Loan Estimate within three business days of application showing all loan fees, prepaids, and escrow requirements.
Estimate your closing costs step by step
You can model your cash to close in minutes using Kim’s mortgage calculator. Set realistic defaults for Coweta County, then refine with quotes.
Recommended defaults for buyers
- Closing costs: start with 2.5 percent to 4 percent of the purchase price.
- Prepaids and escrow: add a separate estimate to cover insurance, initial escrow deposits, and first month interest.
Buyer example: $350,000 purchase
- Purchase price: $350,000
- Down payment: 20 percent = $70,000
- Loan amount: $280,000
- Closing costs: 3 percent of purchase price = $10,500
- Prepaids and escrow: estimate $2,500
Calculator result:
- Total cash to close: $70,000 + $10,500 + $2,500 = $83,000
Your lender’s Loan Estimate will replace these placeholders with exact numbers.
Selling too? Quick seller example
If you are selling a home at the same time, here is a simple net proceeds model for a $350,000 sale.
- Commission: 5 percent = $17,500
- Other seller costs: 1.5 percent for title, recording, prorations, and minor concessions = $5,250
- Mortgage payoff: example $150,000
Calculator result:
- Estimated net proceeds: $350,000 − $17,500 − $5,250 − $150,000 = $177,250
Commission and concessions are negotiable. Your title company will provide a preliminary closing statement with all debits and credits.
Budgeting tips for Coweta buyers
- Get multiple Loan Estimates. Lender fees vary. Compare at least two to three lenders for rate, points, and closing costs.
- Request title quotes. Title insurance premiums and settlement fees follow insurer rate schedules. Ask local closing attorneys for written estimates.
- Plan inspections early. Budget for a general inspection and any specialized inspections your home may need.
- Use conservative estimates. Budget toward the higher end of the range so you are not surprised.
- Confirm county items. Recording fees and tax prorations change. Check with Coweta County offices for current amounts.
Negotiable vs. fixed costs
Understanding what you can negotiate helps you save.
Generally fixed or set by third parties:
- Recording fees and government charges
- Lender-required appraisal fee
- Title insurance premiums set by insurer rates
Often negotiable or variable:
- Seller credits toward buyer closing costs
- Who pays for the owner’s title insurance policy
- Discount points to lower your interest rate
- Commission when you are the seller
Ready to run your numbers?
A clear estimate reduces stress and helps you make confident decisions. If you want help reviewing a Loan Estimate, confirming local customs in Coweta County, or modeling scenarios for cash to close and monthly payments, reach out. You will get calm, practical guidance and local insight from search to signing.
Have questions about your next step in Newnan, Senoia, or the surrounding Coweta communities? Connect with Kim Tullos to talk through your goals and get a personalized plan.
FAQs
Are closing costs negotiable in Coweta County home purchases?
- Yes. You can negotiate seller credits and who pays the owner’s title policy, while lender-required fees and county recording charges are typically fixed.
Can Georgia buyers roll closing costs into the mortgage?
- Often yes, depending on the loan program and lender options, but it increases your loan amount and monthly payment and is subject to program limits.
Who pays property taxes at closing in Coweta County?
- Taxes are prorated at closing. The seller usually covers taxes for the days they owned the home, and you pay the remainder for the year.
How soon do Georgia sellers get their proceeds after closing?
- Funds typically disburse at or shortly after closing, depending on the title company’s payoff and wiring procedures.
What is the best way to get accurate closing cost figures in Coweta?
- Request a Loan Estimate from your lender, written quotes from a Coweta title company or closing attorney, and confirmation of tax and recording fees from county offices.
