How much cash will you need to close on a home in Smyrna, beyond your down payment? It is one of the first questions smart buyers ask, and for good reason. Closing costs can surprise you if you do not plan for them early. In this guide, you will see typical cash-to-close figures for Cobb County buyers, how each fee works, what is negotiable, and practical steps to keep your costs predictable and manageable. Let’s dive in.
What closing costs include
Closing costs are all the fees and prepaids needed to complete your purchase and start your mortgage. They include lender fees, appraisal, title and settlement services, government recording fees, insurance and tax prepaids, and any escrow deposits your lender requires. If the home is in an HOA, there can be HOA transfer or document fees too. Some items are fixed, while others are negotiable or based on the timing of your closing.
Typical totals in Smyrna
As a planning figure, many buyers in the Atlanta area use 2 percent to 5 percent of the purchase price for closing costs, excluding the down payment. In typical conventional loans around Smyrna and Cobb County, a narrower estimate of about 2 percent to 3 percent is common. Your actual number can be higher if you buy discount points, choose a lender with higher fees, or have added items like HOA transfer fees. Loan type, escrow requirements, and your closing date can also move the final total.
Buyer costs line by line
Lender fees and points
- Origination and underwriting: Lenders may charge an origination or processing fee. Expect about 0.5 percent to 1.0 percent of the loan amount, or a flat fee that often falls between $500 and $2,000.
- Application and admin fees: Combined, these commonly total $300 to $1,000, depending on the lender’s structure.
- Credit report: Usually $25 to $50.
- Appraisal: For single-family homes in Cobb County, plan on $400 to $800. Larger or unique homes can cost more.
- Discount points: Each point equals 1 percent of the loan amount and lowers your interest rate. Points are optional and increase upfront costs.
- Mortgage insurance premiums: Some conventional loans allow an upfront PMI option. FHA loans have an upfront MIP that can be paid at closing or financed.
- Prepaid interest: You will prepay several days to about one month of interest at closing, depending on the date you close.
Title and settlement costs
- Lender’s title insurance: Required by your lender and typically paid by the buyer. Cost depends on loan amount and is often several hundred to over a thousand dollars for typical Smyrna price points.
- Owner’s title insurance: Protects your ownership. In many Georgia deals the seller often pays for the owner’s policy, but this is negotiable and varies by submarket. If you pay, expect roughly $300 to $1,500 depending on the purchase price.
- Settlement/closing fee: The title or closing attorney charges a fee to run closing and disburse funds. Plan on $300 to $900.
- Recording fees: Cobb County charges to record the deed and mortgage. These are usually modest, often tens of dollars per document, but the total depends on the number of pages and documents.
- Transfer taxes: Georgia uses deed transfer and related fees that vary by transaction. Your title company will confirm the exact amounts for your file.
Prepaids and escrow deposits
- Property taxes: You will receive a proration based on your closing date and the county’s billing schedule. You may reimburse the seller for taxes already paid or receive a credit if payment is due after closing.
- Homeowner’s insurance: Lenders require the first year’s premium at closing. Budget $800 to $2,000 or more depending on coverage and the home.
- Escrow reserves: Lenders often collect about two to three months of property tax and insurance to seed your escrow account.
Inspections and surveys
- General home inspection: Typically $300 to $700 for a single-family home.
- Specialty inspections: Termite or pest $75 to $150, sewer scope $150 to $400, and radon testing as needed.
- Survey: If required, budget $300 to $900 or more based on lot size and complexity.
- HOA or condo documents: Estoppel or resale certificate fees typically range from $150 to $400. Who pays can be negotiated.
Government and utilities
- County fees: Cobb County recording and deed-related fees apply and are required by the county.
- Municipal or utility transfers: Some services may have set-up or transfer charges. Check Smyrna requirements for your address.
Earnest money and credits
- Earnest money: Not a fee, but it reduces what you bring to closing. In the Atlanta area, 1 percent to 2 percent of the price is common, subject to local practice and your contract.
- Seller credits: Negotiated concessions can offset your closing costs, subject to loan program rules.
Negotiable items in Smyrna
Owner’s title policy
Local custom in parts of Georgia has the seller paying for the owner’s policy. In Smyrna and Cobb County, it is negotiable. Your purchase agreement can specify who pays, and your agent will advise what is typical for your property type and price point.
Seller concessions
Many loans allow sellers to contribute to your closing costs, up to program limits that depend on your loan type and down payment. These credits can cover lender fees, title charges, and prepaid items. Your strategy should balance a strong offer price with the request for credits based on market conditions.
Lender credits vs. points
You can often choose a slightly higher rate to receive lender credits that lower your upfront cash. The reverse is paying discount points for a lower rate. Compare the lifetime cost and your time horizon in the home to decide which option fits your goals.
HOA, condo, and transfer fees
HOA transfer and document fees are sometimes paid by the seller, sometimes by the buyer. In Smyrna, this is a negotiable line in many contracts. Be sure you see who pays which fees on your draft settlement statement before you sign.
Sample closing cost scenarios
These illustrations assume a conventional loan without discount points, one year of homeowner’s insurance paid at closing, and two months of tax and insurance escrow deposits. Your numbers will vary by lender, property, HOA status, and closing date.
Scenario A: $300,000 purchase (80 percent loan)
- Estimated buyer closing costs: about $6,000 to $9,000, roughly 2 percent to 3 percent of the price.
- Typical breakdown:
- Lender fees: $2,000 to $3,000
- Appraisal: $450 to $600
- Title and settlement: $800 to $1,500 for lender’s policy and closing fee
- Owner’s title policy if buyer pays: $600 to $1,200
- Insurance: about $1,000 for the first year
- Prepaids and escrows: $800 to $1,500
- Inspections and survey: $400 to $1,000
Scenario B: $500,000 purchase (80 percent loan)
- Estimated buyer closing costs: about $10,000 to $15,000, roughly 2 percent to 3 percent.
- Notes: The larger loan increases the lender policy cost and escrow amounts. Appraisal and inspection costs are similar to Scenario A.
Scenario C: $200,000 purchase with FHA financing
- Estimated buyer closing costs: about $5,000 to $9,000.
- Notes: FHA includes an upfront mortgage insurance premium that can be financed or paid at closing. Seller concessions are allowed up to program limits and can cover some buyer costs.
If you choose to buy discount points, add about 1 percent of the loan amount per point to your upfront costs. If the seller covers the owner’s title policy or offers a closing cost credit, your cash to close will decrease by that amount.
Reduce your cash to close
- Negotiate seller credits: Structure your offer to request closing cost help when the market allows.
- Ask about lender credits: A slightly higher rate can reduce upfront costs if you prefer to preserve cash.
- Shop lenders: Compare Loan Estimates for fees and rates. Small differences add up.
- Compare title quotes: Ask for title and settlement fee estimates and confirm who pays the owner’s policy.
- Right-size prepaids: Time your closing date so prepaid interest is not unnecessarily high.
- Skip nonessential add-ons: Decline optional courier or convenience fees when possible.
Your escrow checklist
Before you make an offer
- Get preapproved and request an itemized Loan Estimate from your lender so you can budget accurately.
- Ask your agent about local Smyrna customs for owner’s title policy and HOA transfer fees.
- Identify any HOA, condo, or special district assessments that could affect your cash to close.
During escrow
- Order a home inspection and any needed specialty inspections early to stay on schedule.
- Confirm appraisal timing with your lender to protect your closing date.
- Request a detailed settlement statement from the title company and ask for the current Cobb County recording fee schedule.
- Confirm your property tax proration method and billing timeline and ask about any municipal assessments.
- Shop homeowner’s insurance and deliver proof of a paid first-year policy before closing.
- Review your Closing Disclosure at least three business days before signing and compare it to your Loan Estimate. Ask about any differences right away.
Cobb County and Smyrna tips
- Recording fees and deed taxes: These change over time. Your title company will provide the exact amounts for your file.
- Tax proration: Confirm how taxes are prorated given Cobb County’s billing schedule, and ask whether any reassessment or appeal could affect your escrow.
- HOA documentation: In Smyrna communities with HOAs, confirm transfer and estoppel fees early and negotiate who pays in your offer.
- Escrow holdbacks: If taxes or HOA dues are outstanding, local title companies may hold funds in escrow at closing. Ask how this would show on your settlement statement.
Final thoughts
Closing costs do not have to be a mystery. If you start with a conservative estimate of 2 percent to 3 percent of the price and confirm each line item with your lender and title company, you will go to closing with confidence. Your strategy on seller concessions, lender credits, and timing can trim your cash to close without sacrificing your long-term goals.
If you want a local, step-by-step plan for your Smyrna purchase, reach out to Anet Granger & Associates. We will help you compare lender and title quotes, model scenarios, and negotiate the right structure for your offer.
FAQs
How much should a Smyrna buyer budget for closing costs?
- Plan on about 2 percent to 3 percent of the purchase price for a typical conventional loan in Cobb County, with a broader range of 2 percent to 5 percent depending on points, lender fees, HOA costs, and timing.
Which closing costs are unavoidable for buyers?
- Lender-required items like the appraisal, lender fees, lender’s title policy, recording fees, and prepaid insurance and taxes are typically required if you obtain that loan.
When will I know my exact cash to close?
- Your lender provides a Loan Estimate at application and a final Closing Disclosure at least three business days before closing; the title company supplies a matching settlement statement with final figures.
Can the seller pay my closing costs in Cobb County?
- Yes, seller concessions are common and negotiated in your purchase contract, subject to loan program rules on how much a seller can contribute.
Are title insurance costs negotiable in Smyrna?
- The owner’s title policy is negotiable in many Georgia transactions, and local custom sometimes has the seller paying it; confirm who pays in your contract.
What extra costs should I expect with a condo or HOA?
- Expect an HOA estoppel or resale certificate fee, often $150 to $400, plus any transfer fees; who pays can be negotiated and should be confirmed early.
