Buying in Brookhaven and wondering how much cash you really need to close? You’re not alone. Closing costs can be confusing, and they change based on your loan, property type, and timing. In this guide, you’ll learn what buyer closing costs include, typical ranges in Brookhaven, what’s negotiable, and how to verify your final numbers with confidence. Let’s dive in.
What closing costs include
Closing costs are the non‑purchase‑price expenses you pay to get your loan and take title. They usually fall into a few buckets. Here’s what to expect.
Lender fees
These are charges from your mortgage lender.
- Origination or lender fee: often 0% to about 1% of the loan amount.
- Discount points: optional fee to lower your rate. One point equals 1% of the loan amount.
- Appraisal: typically $400 to $800 for a single‑family home, depending on complexity.
- Credit report, flood cert, tax service, underwriting or processing: small individual fees that add up.
- Mortgage insurance: PMI or FHA MIP if your program requires it. Some programs include an upfront premium.
- Prepaid interest: daily interest from your closing date until your first payment.
Tip: Request itemized Loan Estimates from multiple lenders. Small differences in fees and points can change your cash to close.
Title and recording
These cover the title search, insurance, and closing administration.
- Title search and examination: reviews the property’s history.
- Title insurance: a lender’s policy is usually required; an owner’s policy is optional but recommended. Combined premiums often total several hundred to a few thousand dollars based on price.
- Settlement or closing fee: paid to the closing agent for handling the transaction.
- Recording fees: DeKalb County charges to record the deed and mortgage. The fee depends on document type and pages.
Local note: Your title company can quote DeKalb County recording fees and title premiums for the exact property.
Prepaids and escrow
These are upfront amounts collected to set up your payments and reserves.
- Homeowner’s insurance: often the first year or initial installment at closing.
- Property tax proration: taxes are split between buyer and seller based on the closing date.
- Initial escrow deposit: lenders often collect 2 to 3 months of taxes and insurance to seed your escrow.
- Prepaid interest: from closing day to month‑end.
Local note: DeKalb County and the City of Brookhaven amounts vary by millage rates and assessed value. Your lender or title company will calculate based on the property.
Inspections, surveys, and HOA items
These are third‑party costs you often order yourself.
- Home inspection, termite, radon, septic, roof: scope and pricing vary by home.
- Survey: sometimes required by the lender or requested by you.
- HOA or condo fees: estoppel letters, transfer fees, and prorated dues are common for Brookhaven condos and HOA neighborhoods.
Taxes and local charges
- Transfer taxes and who pays them depend on local custom and negotiation.
- Recording fees are set by the county or state and are not negotiable.
- Ask if there are city‑level assessments or utility charges that affect closing.
Typical totals in Brookhaven
Buyer closing costs usually run about 2% to 5% of the purchase price when you are not buying significant points. Your total cash to close will add your down payment to those costs, minus any credits.
Lenders must give you a Loan Estimate within three business days after your application. You’ll receive a final Closing Disclosure at least three business days before closing. Use these documents to confirm your numbers line by line.
Who pays what in GA
Many items are negotiable in Georgia. Customs can vary by neighborhood and even by transaction.
- Owner’s title insurance: in many Georgia markets the seller often pays for the owner’s policy, but this is not a rule. Confirm with your agent and title company for Brookhaven.
- Transfer taxes and HOA fees: responsibility varies and should be spelled out in the contract.
- Government recording fees and county charges: fixed and typically paid by the party shown on the closing statement.
Always confirm in writing who pays each fee in your purchase contract. If you agree to seller concessions, make sure they follow your loan program’s limits.
Estimate cash to close
Use this simple formula to plan.
- Cash to close = down payment + buyer closing costs (lender fees + title/recording + prepaids + escrow reserves + third‑party fees) − credits (seller or lender) − earnest money already deposited
Here are two quick examples. These are estimates to show the math only.
Conventional, $450,000 purchase, 20% down
- Down payment: $90,000
- Closing costs at about 2.5%: $11,250
- Cash to close: $101,250 minus earnest money (for example, $5,000) equals about $96,250
FHA, $350,000 purchase, 3.5% down
- Down payment: $12,250
- Closing costs including initial MIP and escrow reserves at about 4%: $14,000
- Cash to close: $26,250 minus earnest money (for example, $3,000) equals about $23,250
Lower your costs
Several levers can reduce what you bring to closing.
- Shop lenders: ask for itemized Loan Estimates and request lender credits or fee waivers where possible.
- Trade points for credits: accept a slightly higher rate to lower upfront costs, or pay points to lower your rate.
- Negotiate seller concessions: ask the seller to cover part of your closing costs within loan program limits.
- Time your closing: late‑month closings reduce prepaid interest. Early‑month closings increase it.
Items that are less flexible include fixed third‑party charges, recording fees, and required mortgage insurance premiums.
Verify your numbers
Follow this timeline and checklist to stay in control.
- Within 3 business days of applying: review your Loan Estimate. Compare at least three lenders if possible.
- Before closing: ask the title company for a draft closing statement and a proration worksheet.
- At least 3 business days before closing: review your Closing Disclosure. Compare to your Loan Estimate and question any changes.
- Day of closing: bring ID and secure funds by wire or certified check. Always verify wiring instructions by phone using a trusted number to avoid wire fraud.
What to check on your forms:
- Loan amount, interest rate, and monthly principal and interest.
- Every fee in the borrower‑paid and seller‑paid columns.
- Prepaids and escrow months collected.
- Title insurance policies, including who pays for the owner’s policy.
- Recording fees and tax prorations. Ask for county schedules supporting these figures.
- Seller credits and lender credits and how they apply to your bottom line.
Brookhaven tips
- Ask early about HOA or condo estoppel letters, transfer fees, and any initial capital contributions.
- Confirm whether the seller will cover the owner’s title policy. It is common in some Georgia markets but always negotiable.
- Have your lender or title company confirm DeKalb County and City of Brookhaven tax amounts for escrow setup.
- Request the DeKalb County recording fee schedule from your title company so you know what is fixed and what can vary.
- Protect your funds. Never rely on email‑only wire instructions without a verified phone call.
Ready to plan?
You do not have to guess at closing costs. With the right lender quotes and a clear draft closing statement, you can lock in a confident number before you wire funds. If you want a simple, private way to map your Brookhaven cash to close and negotiate smart credits, reach out to Malka Shulman for a quick, personal plan.
FAQs
What are typical buyer closing costs in Brookhaven?
- Most buyers should plan for about 2% to 5% of the purchase price for closing costs, excluding the down payment, with your exact amount shown on your Loan Estimate and Closing Disclosure.
In Georgia, who usually pays for owner’s title insurance?
- In many Georgia markets the seller often pays for the owner’s policy, but it is not a rule and can be negotiated in your Brookhaven contract.
How are DeKalb County property taxes handled at closing?
- Taxes are prorated between buyer and seller based on the closing date, and your lender or title company will calculate prepaids and escrow deposits using current county and city amounts.
What HOA or condo fees might I see at closing in Brookhaven?
- You may see an HOA estoppel letter fee, possible transfer fees, and prorated dues, which vary by association and should be requested early in the process.
When will I get my final Closing Disclosure in Georgia?
- Your lender must provide the Closing Disclosure at least three business days before closing, which gives you time to review and compare it to your Loan Estimate.
How can I reduce my prepaid interest at closing?
- Schedule a late‑month closing date so fewer days of interest accrue before your first payment, and confirm the exact daily amount with your lender.
