Buying in Duluth and wondering how much cash you need at the closing table? You are not alone. Closing costs can feel confusing, especially when you are trying to plan a move on a tight timeline. In this guide, you will learn what Georgia buyers typically pay, which fees you can negotiate, and how Duluth and Gwinnett County specifics affect your budget. Let’s dive in.
What Duluth buyers typically pay
Closing costs are separate from your down payment. For most Georgia purchases, buyers spend about 2% to 5% of the purchase price on closing costs. The exact amount depends on your loan type, interest rate choices, prepaid items, and any seller credits.
For quick budgeting in Duluth:
- At a $300,000 price, expect roughly $6,000 to $15,000 in closing costs.
- At a $500,000 price, expect roughly $10,000 to $25,000.
These ranges reflect common scenarios and can shift based on what is negotiated in your contract.
Your Closing Disclosure timeline
By federal rule, your lender must deliver a Closing Disclosure at least 3 business days before you sign. This document lists every cost connected to your loan and the closing. Compare it with your Loan Estimate and ask your lender or closing company to explain any changes. Do not hesitate to request an updated breakdown as items finalize.
Line-by-line costs in Georgia
Below are the fees you are most likely to see on your Closing Disclosure, with typical ranges for Greater Atlanta transactions.
Lender fees
- Origination or processing fee: 0.5% to 1.5% of the loan amount, or a flat $500 to $3,000.
- Discount points: optional; 1 point equals 1% of the loan amount and lowers your rate.
- Underwriting or application fee: commonly $400 to $1,200.
- Appraisal: typically $450 to $800 for a single-family home.
- Credit report: about $25 to $60.
- Broker fee (if used): varies by program and who pays it.
Title and settlement
- Title search and exam: about $200 to $500.
- Closing or settlement fee: about $300 to $900.
- Title insurance:
- Lender’s policy: premium tied to loan amount.
- Owner’s policy: one-time premium typically 0.2% to 0.7% of the purchase price. In many North Atlanta suburbs, it is often customary for the seller to pay the owner’s policy, but this is contract-specific and negotiable.
Government and recording
- Recording fees for deeds and mortgages: generally $20 to $200, set by Gwinnett County schedules.
- Georgia intangible recording tax on new mortgages: routinely charged on financed purchases. Your lender will calculate it.
- Transfer or conveyance taxes: confirm any applicable county or municipal charges with your closing company.
Prepaids and escrow
- Prepaid interest: depends on your closing date and interest rate, typically a few days to a full month.
- Homeowner’s insurance: often the first year’s premium is collected at closing.
- Property taxes: prorations and an initial escrow deposit, based on the Gwinnett County billing cycle.
- Escrow cushion: many lenders collect about 2 to 3 months of insurance and about 2 months of property taxes to start your escrow account.
Inspections, surveys, and HOA
- Home inspection: commonly $300 to $600.
- Pest or WDO inspection: about $50 to $150.
- Survey (if required): $300 to $1,000, depending on property and existing survey availability.
- HOA transfer or estoppel fees: often $100 to $400 in communities with HOAs.
Other possible costs
- Attorney fee if you use an attorney: varies by provider.
- Courier, recording, or overnight fees: typically $25 to $150.
- Flood certification: about $15 to $30.
- Condo or special assessments: prorated as needed.
Duluth and Gwinnett specifics
- Recording and clerk fees are set by Gwinnett County and depend on the number of pages filed.
- Georgia’s intangible tax generally applies to newly recorded mortgages. Your lender will confirm the calculation.
- Many Duluth homes are in HOA communities, which can add one-time transfer or documentation fees. Ask early to avoid surprises.
- Property tax prorations depend on the Gwinnett County tax calendar and your closing date. Your title company will align prorations to local schedules.
What is negotiable
You can reduce out-of-pocket costs by negotiating these items in your contract or loan selection:
- Seller credit toward closing costs. Loan programs set limits. For example, FHA commonly allows up to 6% in concessions, while conventional programs often allow about 3% to 9% depending on your down payment. VA and USDA have their own rules.
- Who pays the owner’s title policy. Local custom may lean one way, but it is negotiable.
- Points for a lower rate versus lender credits for lower upfront costs.
- Rolling some costs into the loan, subject to lender rules.
- Repair credits based on inspection findings.
- Shopping providers for insurance, inspection, and sometimes title and closing services.
- Closing date timing, since closing later in the month can lower prepaid interest.
Smart ways to lower costs
- Compare at least two lenders on interest rate, points, and fees.
- Ask for a rate option with lender credits to offset costs if cash is tight.
- Request seller credits within your loan’s concession limits and market conditions.
- Confirm who pays the owner’s title policy before you finalize the contract.
- Close near month-end to reduce prepaid interest.
- Price out homeowner’s insurance and select a competitive option.
- Verify HOA transfer fees early so you can budget accurately.
Duluth buyer checklist for closing costs
- Request a preliminary title estimate once you go under contract.
- Confirm in writing who will pay the owner’s title policy.
- Ask your lender to itemize origination, appraisal, and underwriting fees.
- Verify HOA transfer or estoppel fees and any community requirements.
- Confirm property tax prorations with your title company based on the Gwinnett calendar.
- Plan for initial escrow deposits and the first year of insurance.
- Review your Closing Disclosure line by line at least 3 business days before closing.
Example cost ranges
Every purchase is unique, but these examples show how totals can add up in Duluth:
- $300,000 purchase: a typical buyer might see $6,000 to $15,000 in total closing costs. That range could include lender fees, appraisal, title and settlement charges, prepaid interest, insurance, and initial escrow deposits, plus inspections and HOA items if applicable.
- $500,000 purchase: a typical buyer might see $10,000 to $25,000, with the same categories applying. Seller credits, lender credits, and who pays the owner’s title policy can shift the final number significantly.
Work with a local guide
The details matter, especially when you are coordinating loan options, HOA requirements, and county-specific fees. A responsive local team can help you compare scenarios, line up trusted vendors, and negotiate the pieces that are truly flexible. If you are planning a move in Duluth or nearby North Atlanta communities, reach out to the Frye Team for clear guidance and a smooth path to closing.
FAQs
How much should a Duluth buyer save beyond the down payment?
- Plan for closing costs of about 2% to 5% of the purchase price, plus inspections, moving expenses, and a small repair buffer.
Who usually pays the owner’s title insurance in Duluth, GA?
- In many Georgia markets, including parts of North Atlanta, the seller often pays the owner’s policy, but it is a negotiable contract item and can vary by deal.
When will Georgia buyers see final closing numbers?
- Your lender must provide a Closing Disclosure at least 3 business days before closing. Review it carefully and ask about any changes from your Loan Estimate.
Do Gwinnett County buyers pay a mortgage intangible tax?
- Yes, Georgia routinely applies an intangible tax on newly recorded mortgages. Your lender and closing company will calculate and collect it at closing.
How can Duluth buyers reduce out-of-pocket closing costs?
- Ask for seller credits within program limits, consider lender credits, shop providers, verify who pays the owner’s title policy, and schedule closing near month-end to lower prepaid interest.