Buying a home in Johns Creek is exciting, but the final line on your settlement statement can feel like a mystery. You know you need a down payment, yet “closing costs” can be a moving target. The good news is you can predict most of them once you understand the categories and local nuances. In this guide, you’ll learn what buyers typically pay in Johns Creek, which costs are negotiable, and how to get precise numbers before you sign. Let’s dive in.
What buyers pay in Johns Creek
Most buyers should plan for total closing costs of about 2% to 5% of the purchase price, not including the down payment. That range covers lender fees, title and settlement charges, inspections, prepaid items like interest and insurance, and initial escrow deposits. In Johns Creek and the rest of Fulton County, you will also see Georgia’s mortgage intangible tax and county recording fees. Exact amounts depend on your lender, title company, HOA, and the timing of your closing within the tax and billing cycle.
Typical buyer closing costs
Lender and loan fees
Lenders charge for processing, underwriting, and verifying your loan. You may see an origination or processing fee that is either a percentage of the loan amount or a flat fee. Underwriting and credit report charges are common, and some lenders separate an application or processing fee.
- Origination or processing: often 0.5% to 1.5% of the loan amount or a flat fee
- Underwriting or credit report: about $25 to $200
- Application or processing: about $100 to $500
- Appraisal: commonly $400 to $800 for single‑family homes in suburban Atlanta
- Survey if required: about $300 to $800
- Discount points: optional; 1 point equals 1% of the loan amount to lower your rate
Georgia buyers also see the state’s mortgage intangible tax, which is assessed on the principal of the mortgage. For current rules and the statutory rate, review the Georgia Department of Revenue’s guidance on the intangible recording tax.
Title and settlement fees
Title and settlement charges come from the title company or closing attorney handling the transaction. You will likely pay for the title search or exam, the lender’s title insurance policy, closing or settlement fees, and small items like wire or courier fees.
- Lender’s title insurance: typically required by your lender
- Owner’s title insurance: local custom varies in Georgia; in many transactions the seller pays, but it is negotiable and should be addressed in your contract
- Title and closing fees combined: often $500 to $2,000 depending on price and provider
Fulton County charges recording fees to record the deed and mortgage documents. These are relatively small fixed amounts per document and may vary by page count. For current local recording practices, check the Fulton County Clerk of Superior Court.
Prepaids and escrow reserves
Prepaids are items you pay in advance, separate from lender or title fees. Your lender may also collect initial escrow deposits to seed your escrow account.
- Prepaid interest: interest from your funding date until your first payment date
- Homeowners insurance: often the first year’s premium is paid at closing
- Property taxes: prorated between buyer and seller based on Fulton County and Johns Creek billing schedules
- Initial escrow deposits: typically 1 to 2 months of taxes and insurance, which can be several hundred to several thousand dollars
Because tax cycles and closing dates vary, prepaids and escrow reserves can swing from a few hundred to several thousand dollars. For local tax schedules and billing timing, visit the Fulton County Tax Commissioner.
Inspections and HOA charges
As the buyer, you order and pay for inspections and any specialized evaluations you choose.
- General home inspection: about $300 to $700
- Termite or WDI inspection: about $75 to $200
- Specialty inspections: radon, sewer scope, mold, septic, or structural vary by provider
Many Johns Creek neighborhoods have homeowners associations. You may see an HOA estoppel letter fee, transfer fee, or a one‑time move‑in or capital contribution charge. Estoppel and transfer fees commonly run $100 to $500, though larger communities may charge more. Always confirm fees and required documents early with the HOA or management company. City information and contacts can be found on the City of Johns Creek website.
Georgia and Fulton County fees
In addition to standard lender, title, and inspection items, plan for Georgia’s mortgage intangible tax and Fulton County recording fees. Some counties or cities may have small administrative fees. Georgia does not impose a statewide real estate transfer tax in the same way some states do, so always confirm what is applicable for your transaction with your closing professional. For exact local recording amounts, reference the Fulton County Clerk of Superior Court and consult your title company for a line‑item estimate.
What is negotiable
You have options to reduce cash at closing. Work with your lender and agent to compare scenarios.
- Seller credits: you can ask the seller to contribute toward your closing costs, subject to loan program limits
- Owner’s title insurance: who pays is often a custom item in Georgia and is negotiable in the purchase agreement
- Lender selection: origination fees, rate quotes, and discount points vary, so compare Loan Estimates from several lenders
- Rate vs. points: paying points lowers your rate but increases cash to close; a higher rate can generate a lender credit to offset costs
- Title fees: request an itemized quote and, if permitted by your lender, compare title companies
- Repairs vs. credits: negotiate seller‑paid repairs or a credit at closing after inspections
How to estimate your cash to close
Start early so you are not surprised a few days before closing. Follow this simple process.
Get a Loan Estimate. Ask your chosen lender for a Loan Estimate as soon as you apply. It outlines estimated closing costs, prepaids, and your projected cash to close. Learn how to read it with the CFPB’s Loan Estimate explainer.
Confirm local custom items. Ask your agent about who typically pays the owner’s title policy in Johns Creek and how HOA estoppel and transfer fees are handled.
Verify HOA fees early. Contact the HOA or management company for estoppel, transfer, move‑in, and capital contribution amounts.
Watch tax timing. Ask your agent and title company how Fulton County and City of Johns Creek property tax billing will be prorated for your closing window. The Fulton County Tax Commissioner provides schedules and bill timing.
Review the Closing Disclosure. By law, your lender must provide a Closing Disclosure at least three business days before closing. Use the CFPB’s Closing Disclosure explainer to verify every line and compare it to your Loan Estimate.
Johns Creek example
Here is a simple illustration to help you budget. Numbers vary by lender, program, and timing.
- Purchase price: $500,000
- Down payment: 20% = $100,000
- Estimated lender, title, and third‑party fees at 2.5% of price: about $12,500
- Prepaids and initial escrow deposits: about $3,000 to $6,000, depending on tax cycle and closing date
- Inspections plus HOA estoppel or transfer: about $500 to $1,500
In this example, total closing costs and prepaids (excluding the down payment) land around $16,000 to $20,000, or roughly 3.2% to 4.0% of the purchase price. Your total cash to close would be about $116,000 to $120,000 when you include the down payment. Your actual amount can change with the Georgia intangible tax calculation, choice of lender, and specific HOA fees.
Timeline and checklist
Use this quick checklist to keep your closing on track in Johns Creek.
Early in the process
- Request Loan Estimates from at least two lenders for side‑by‑side comparison
- Ask your agent about local custom for owner’s title insurance and HOA transfer costs
- Confirm seller credit limits for your loan type and down payment
- Contact the HOA early for estoppel, transfer, and move‑in fees and document requirements
- Ask the listing agent or title company how property taxes are expected to prorate
7 to 10 days before closing
- Review your Closing Disclosure line by line and compare to the Loan Estimate
- Confirm that any negotiated seller credits appear correctly
- Verify wire instructions directly with the title company using known phone numbers
- Prepare your certified funds or wire transfer for the exact cash to close shown on the CD
Day of closing
- Bring a government‑issued photo ID and any documents your lender or title company requested
- Have your wire receipt or cashier’s check ready, per closing instructions
- Confirm final figures and that all agreed credits and fees are accurately reflected
Local fees and who to contact
For exact, up‑to‑date local numbers, go straight to the source:
- Georgia mortgage intangible tax: see the Georgia Department of Revenue’s page on intangible recording tax
- Recording fees and document requirements: contact the Fulton County Clerk of Superior Court
- Property tax schedules, millage rates, and due dates: the Fulton County Tax Commissioner
- City information and neighborhood contacts: the City of Johns Creek
Smart ways to lower cash to close
If you want to keep more cash on hand, a few strategies can help.
- Negotiate a seller credit to cover part of your closing costs
- Compare lenders for better origination fee and rate options
- Consider a slightly higher rate that provides a lender credit to offset fees
- Shop title companies if allowed by your lender, and ask for an itemized quote
- Time your closing date to reduce prepaid interest or adjust tax escrows
Small changes can add up. Even a few hundred dollars saved on fees or prepaids can make your move smoother.
Final thoughts
Closing costs do not have to be a surprise. If you plan on 2% to 5% of your purchase price for closing costs, ask early about Georgia’s intangible tax and Fulton County recording fees, and review your Loan Estimate and Closing Disclosure carefully, you will be well prepared. With clear numbers and the right guidance, you can close confidently in Johns Creek.
Ready for step‑by‑step help and local insight on every fee? Connect with Evelyn Sawatzky for a friendly, expert walkthrough of your Johns Creek purchase. Bilingual service is available in English and Spanish.
FAQs
What are typical buyer closing costs in Johns Creek?
- Most buyers should plan for 2% to 5% of the purchase price in closing costs, separate from the down payment.
Which closing costs can I negotiate as a buyer?
- You can usually negotiate seller credits, who pays the owner’s title policy, and whether you use points or a lender credit to adjust cash to close.
How do HOA estoppel and transfer fees affect my closing?
- HOA estoppel and transfer fees are required by the association and typically range from $100 to $500, with amounts set by each HOA or management company.
What is Georgia’s mortgage intangible tax?
- It is a tax on the principal of your mortgage that is paid at closing; your lender or title company will calculate it per Georgia Department of Revenue rules.
When will I know my exact cash to close?
- Your exact figure appears on the Closing Disclosure, which you receive at least three business days before closing; the Loan Estimate provides an early projection.
