You already know you’ll need a down payment, but what about everything else due at the closing table? If you’re buying in Stockbridge, the list can feel long and the numbers can add up fast. You want a clear plan so you can move forward with confidence and avoid surprises. In this guide, you’ll learn what buyer closing costs typically include in Henry County, how much to budget, practical ways to reduce your cash to close, and what to expect on timeline and paperwork. Let’s dive in.
What closing costs cover in Stockbridge
Closing costs are the one-time fees and prepaids needed to finalize your purchase and set up your mortgage. In Georgia, these usually fall into a few buckets. Here’s what you’re likely to see in the Stockbridge area.
Lender fees and points
Your lender charges fees to process and underwrite your loan. Common items include an origination, processing, or underwriting fee. You may also choose discount points to buy down your rate. Typical lender fees can be a flat amount around $500 to $2,000 or a percentage of the loan, often 0.25% to 1%. One discount point equals 1% of the loan amount.
Appraisal
Most loans require an appraisal to confirm the value supports the purchase price. In the Atlanta metro, single-family appraisals often run about $400 to $800, with complex properties costing more. This fee is usually paid up front or charged at closing, depending on your lender.
Home inspections
Inspections are optional from a lender standpoint, but they are critical for your peace of mind. A general home inspection commonly costs $300 to $700. Specialty checks like radon, termite or WDO, roof, or sewer scopes may add $100 to $400 each depending on the service.
Title and settlement charges
You’ll see fees for the title search, title exam, and the closing or settlement agent. The lender’s title insurance policy is typically a buyer cost. In Georgia it’s customary for the seller to pay for the owner’s title insurance policy, but always confirm local practice in your contract.
Recording and county fees
Henry County collects recording fees for documents like the deed and security deed. Amounts vary with page counts and document types. Your closing attorney or title company will estimate these based on county schedules.
Escrows and prepaid items
You’ll prepay certain items to set up your mortgage. This often includes your first year of homeowners insurance, prepaid interest for the days between closing and your first payment, and an initial escrow deposit for taxes and insurance. Escrow deposits often equal about 2 to 3 months of taxes and insurance, but it depends on the closing date and billing cycles.
PMI and government loan fees
If you put less than 20% down on a conventional loan, you’ll likely have private mortgage insurance. FHA loans include an Upfront Mortgage Insurance Premium of about 1.75% of the loan that can be financed. VA loans include a funding fee that varies by your benefit use and service status, which is often rolled into the loan.
HOA and survey costs
If your home is in an HOA, the association may charge an estoppel or resale certificate, often around $150 to $400. Surveys, when required or requested, typically range from $300 to $1,000 depending on lot size and complexity.
Smaller administrative fees
You may also see a credit report fee, flood certification, wire fee, and courier charges. These usually range from $15 to $50 each, with total incidentals in the low hundreds.
How much to budget
A simple planning range helps you move forward with realistic expectations. In Stockbridge and across Georgia, buyer closing costs commonly total about 2% to 5% of the purchase price. Your final number depends on your loan type, lender pricing, insurance and taxes, and whether you receive seller credits or use assistance programs.
Sample closing cost estimate
Below is a mid-range example for a $300,000 purchase with 10% down and a $270,000 loan. This is for planning only. Replace these line items with quotes from your lender and closing attorney.
- Lender fees and points: 0.5% of loan, about $1,350
- Appraisal: about $550
- Credit report and underwriting misc: $100 to $300
- Lender’s title policy, title closing fee, recording: about $1,200
- Escrow deposit for taxes and insurance, about 2 months: about $1,200
- Prepaid interest: about $500
- Homeowners insurance, first year: about $900
- Home inspection and optional tests: about $500
- HOA estoppel, if applicable: about $200
- Wire, courier, flood cert, survey if needed: about $300
Estimated buyer closing costs at closing: roughly $6,800 to $8,000, which is about 2.3% of the purchase price. Your numbers will vary with loan program, timing, and negotiated credits.
How to estimate your exact numbers
You can dial in your budget with a few simple steps. This approach works whether you’re just getting pre-approved or already under contract.
Step 1: Request a Loan Estimate
After you apply, lenders must provide a Loan Estimate within three business days. This standardized form lists your interest rate, payment, and projected loan-related closing costs.
Step 2: Get a title and closing quote
Ask a Henry County closing attorney or title company for an itemized estimate. They will include the title search, settlement fee, lender’s title policy, and county recording charges based on local schedules.
Step 3: Add inspections and extras
Inspections, HOA estoppel fees, and surveys do not always appear on the lender estimate. Add your chosen inspections and any HOA or survey fees to your budget.
Step 4: Model prepaids and escrows
Use current homeowners insurance quotes and the property’s latest tax bill to approximate your prepaids and initial escrow deposit. Many lenders collect 2 to 3 months of taxes and insurance at closing, plus prepaid interest based on your closing day.
Step 5: Use the 2% to 5% check
Compare your total to the 2% to 5% rule of thumb. This sanity check helps you spot missing items or unusually high fees you may want to question.
Ways to reduce your cash to close
You have several levers that can lower what you bring to closing. The right mix depends on your timeline, the property, and your loan program.
Ask for seller concessions
You can negotiate for the seller to cover a portion of your closing costs. Many loan programs allow seller credits up to certain limits, often a percentage of the price. The credit can be a flat amount, a percentage, or tied to specific line items like title fees or HOA charges. Always confirm limits with your lender.
Compare lender credits and discount points
A lender credit can reduce upfront costs in exchange for a slightly higher interest rate. Discount points do the opposite and lower your rate for an upfront cost. If you plan to sell or refinance in a few years, a lender credit may be more cost-effective than paying points.
Shop your providers
Request Loan Estimates from a few lenders to compare interest rates and fees side by side. You can also ask different closing attorneys or title companies for itemized quotes. Small differences here can add up.
Use assistance programs
Georgia state and local programs may offer grants or second loans that help with down payment and closing costs if you meet eligibility guidelines. Ask about the Georgia Department of Community Affairs programs, plus any regional options that may apply in Henry County.
Roll certain costs into the loan or price
Some programs let you finance specific fees or mortgage insurance. You can also negotiate a higher sale price in exchange for a seller credit. Be mindful that the home must still appraise and the higher payment must fit your qualifying ratios.
Negotiate repairs as credits
If inspections find needed repairs, you can request a credit at closing. A credit may help reduce your cash to close without delaying the transaction for repair work.
Timeline and what to bring to closing
Understanding the schedule and required items keeps your closing smooth and stress-free.
Key timing
- Within 3 business days of loan application: You receive a Loan Estimate.
- At least 3 business days before closing: You receive a Closing Disclosure with your final numbers. Use this time to review and ask questions.
- Funding method: Most lenders require wires or certified funds. Some request wired funds 1 to 3 business days before closing to verify good funds.
What to bring
- Government-issued photo ID
- Certified or cashier’s check or wire confirmation for the amount due, following the settlement agent’s instructions exactly
- Proof of homeowners insurance binder
- Any updated documents your lender requests if closing timing changes
Local tips for Stockbridge buyers
A few details specific to Stockbridge and Henry County can help you plan with confidence.
- Appraisal and inspection pricing here generally tracks Atlanta metro norms. Budget toward the middle of the ranges listed above.
- It is customary in Georgia for sellers to pay the owner’s title insurance policy, while buyers pay the lender’s policy and many settlement fees. Confirm in your contract.
- Recording costs and property tax proration are set by Henry County. Your closing attorney will use current county schedules and the latest tax bill to estimate your prepaid taxes and escrow setup.
- If your property has an HOA, ask early about any transfer or estoppel fees so you can include them in your budget.
Your next steps
- Get pre-approved and request a Loan Estimate from your chosen lender.
- Ask a Henry County closing attorney for a detailed title and settlement quote.
- Price out inspections and homeowners insurance, then model prepaids and escrows.
- Discuss seller credits, lender credits, and assistance programs that can reduce your cash to close.
If you want a clear, local plan from pre-approval to keys in hand, connect with Melissa Thompson for a quick strategy call. We’ll review your goals, run a realistic cost estimate for Stockbridge, and map out ways to keep more cash in your pocket. Schedule a Free Consultation.
FAQs
What closing costs do buyers pay in Stockbridge, GA?
- Expect lender fees, appraisal, inspections, title and settlement charges, county recording fees, prepaids and escrows, any PMI or government loan fees, plus HOA and survey costs if applicable.
Do sellers pay for owner’s title insurance in Georgia?
- It is customary for sellers to pay the owner’s title policy while buyers pay the lender’s policy and many settlement charges, but confirm local practice and contract terms.
How much should I save for closing costs on a Stockbridge home?
- Plan for about 2% to 5% of the purchase price, then replace estimates with a lender’s Loan Estimate and a title quote for precise numbers.
Can I roll closing costs into my mortgage?
- Sometimes. Certain fees can be financed or offset with lender credits or seller concessions, subject to loan program limits and appraisal considerations.
When will I see my final closing numbers?
- You should receive a Closing Disclosure at least three business days before closing. Review it carefully and ask about any differences from your Loan Estimate.
Are appraisal and inspection fees refundable if my deal falls through?
- Typically no. Once an appraisal or inspection is performed, those fees are nonrefundable.
What assistance programs can help with closing costs in Georgia?
- Ask about Georgia Department of Community Affairs programs and any local options in Henry County. Eligibility can depend on income, price limits, and buyer education.
How are Henry County property taxes handled at closing?
- Taxes are prorated based on the closing date, and your lender usually sets up an escrow account by collecting a few months of taxes at closing along with prepaid interest and insurance.
