Buying or selling a home in Smyrna comes with more than the purchase price. Closing costs can feel like a moving target, and it is easy to miss line items that affect your bottom line. If you want a clear picture of who typically pays what in Georgia, how much to budget, and how to get accurate numbers before you sign, you are in the right place. You will find simple formulas, checklists, and local tips for Smyrna and Cobb County. Let’s dive in.

What closing costs cover

Closing costs are the third-party fees and prepaids required to transfer property and, if you are financing, to originate your mortgage. These are separate from your price, down payment, and mortgage principal. You will see them itemized on your Loan Estimate and on the final Closing Disclosure.

Common categories include lender charges, title and attorney fees, inspections and appraisal, insurance, taxes and escrow deposits, and recording fees at the county. HOA transfer items may also apply in many Smyrna neighborhoods.

Who usually pays in Smyrna

Customs vary by deal and everything is negotiable. Georgia practice provides a helpful baseline for what buyers and sellers commonly cover in the Atlanta metro area.

Buyer-paid items

• Lender fees. This includes a loan origination or processing fee, possible discount points, underwriting, application, and credit report fees.
• Appraisal. Your lender orders an independent valuation and you pay the fee.
• Inspections. General home inspection plus any specialized checks, such as termite, roof, radon, septic, or well if applicable.
• Title and settlement. Buyers typically pay for the lender’s title insurance policy, the title search, and the buyer side of the settlement or closing fee.
• Escrows and prepaids. Expect initial deposits for property taxes and homeowner’s insurance, plus the first year’s insurance premium if required at closing.
• Recording and survey. Recording the mortgage and any required survey are common buyer costs.
• HOA items. Prorated dues and any buyer-side transfer or initiation fees if the HOA requires them.
• Funds delivery. Some settlement agents charge wire or certified funds fees; confirm in advance.

Local tip: Confirm early whether your lender or the closing attorney requires a wire or certified funds, then verify wiring instructions by phone using a known number. Wire fraud attempts are common.

Seller-paid items

• Real estate commission. In many Georgia transactions, the seller pays the commissions that compensate both the listing agent and the buyer’s agent. This is negotiated in the listing agreement and is commonly in the 5 to 6 percent range of the sale price.
• Mortgage payoff and lien releases. The seller’s existing loans and any liens are paid at closing.
• Owner’s title insurance policy. In much of Georgia, including many Atlanta metro deals, the seller often pays for the owner’s title policy. This is negotiable and should be confirmed for your contract.
• Settlement or attorney fee. Some closing firms charge a separate seller-side fee.
• Prorated taxes and municipal items. Sellers typically pay property taxes through the day of closing, based on the latest tax year.
• HOA and assessments. Any unpaid dues, transfer fees, or special assessments owed through closing are usually the seller’s responsibility.
• Recording or payoff-related fees. Fees to record the deed and clear liens may apply.
• Concessions or repair credits. Any concessions negotiated during due diligence are applied on the seller side.

Local tip: Request an up-to-date payoff quote from your mortgage servicer close to closing. Accrued interest and any fees can change your net.

Title insurance and closing attorneys in Georgia

Two distinct title policies can appear on your statement. The lender’s title insurance protects the lender up to the loan amount and is usually a buyer cost. The owner’s title insurance protects your equity. In many Georgia transactions the seller pays this premium, but it is negotiable and can vary by county or even by contract terms.

Georgia closings are commonly conducted by a closing attorney or a title company that employs attorneys. The settlement or attorney fee can be charged to buyer, seller, or split. Ask the closing firm how they handle it for your file.

What to budget in Smyrna

Every property and loan is different, but planning ranges help. Buyers often budget 2 to 5 percent of the purchase price for closing costs, which includes lender fees, title costs, and prepaids like insurance and escrows. Sellers typically budget for real estate commissions plus seller-side closing items, any owner’s title policy if customary, prorated taxes, and mortgage payoff amounts.

Use these as conservative placeholders only. Your exact numbers depend on price, loan type, concessions, HOA requirements, and Cobb County recording or document fees.

How to estimate your numbers

You can build a solid estimate with a few documents and a simple formula. Replace the variables with your contract figures and quotes from your lender and closing attorney.

Estimate buyer cash to close

Cash to close = Purchase price
                – Loan amount
                + Buyer closing costs (lender fees, appraisal, title, inspections)
                + Prepaids (first year’s insurance, initial escrow deposits)
                + Lender-required reserves
                – Earnest money deposit
                – Seller credits or concessions

Ask your lender for a Loan Estimate within three business days of application. As you approach closing, review the Closing Disclosure for the final numbers.

Estimate seller net proceeds

Net proceeds = Contract sale price
               – Real estate commissions (commission % × sale price)
               – Seller-paid closing costs and concessions
               – Mortgage payoff(s) and lien payoff amounts
               – Prorated property taxes and HOA dues through closing
               – Recording or payoff-related fees
               – Repairs or agreed credits
               ± Other closing adjustments

Request a seller net sheet or preliminary closing statement from the closing attorney. Add your mortgage payoff quote and any HOA or municipal balances for a complete picture.

Documents to request and when

Staying organized reduces last-minute surprises. Use this quick checklist.

As soon as you go under contract

• Buyers: Ask your lender for a Loan Estimate and for a sample Closing Disclosure once underwriting is underway.
• Sellers: Request a seller net sheet from the closing attorney or settlement agent.
• Both: Ask the closing firm for itemized title and recording fees, and to confirm who pays the owner’s title policy.
• Both: Contact the HOA for estoppel or transfer fees and timing, and verify any outstanding assessments.

About 30 days before closing

• Sellers: Obtain a payoff statement from your mortgage servicer that is valid through the expected closing date.
• Buyers: Confirm inspection timelines and any lender-required survey or reinspection fees.
• Both: Verify how Cobb County property taxes will be prorated for your closing date.
• Both: Confirm acceptable forms of funds for closing and how wiring will be verified by phone.

Three business days before closing

• Buyers: Review the Closing Disclosure for final cash to close and wiring instructions. Confirm the account details by calling the closing office using a known number.
• Sellers: Review your final settlement statement for mortgage payoff amounts, prorations, and any seller-paid items.
• Both: Confirm HOA and utility final readings or transfers and any related fees.

Smyrna and Cobb County specifics

• Recording fees. Cobb County Clerk of Superior Court sets recording fees for deeds and security deeds. Your closing attorney will add the exact current amounts to your disclosure.
• Property tax timing. The Cobb County Tax Commissioner tracks millage rates and billing. Taxes are typically prorated through the day of closing to align with your date on the settlement statement.
• HOA and condo transfers. Many Smyrna communities have active HOAs. Sellers should plan for estoppel or transfer certificates and any unpaid balances. Buyers should plan for future dues and possible initiation fees.
• Utilities and municipal items. Final readings and transfer fees may apply with city or county utility providers. Ask for amounts early so they can be included on the settlement statement if needed.
• Wire safety. Only use verified phone numbers to confirm wiring instructions. Never rely solely on email.

Common pitfalls to avoid

• Relying on percentage ranges without getting a title and settlement estimate tailored to your property and loan.
• Assuming who pays for the owner’s title policy. Customs vary by county and contract.
• Overlooking HOA estoppel or transfer fees, which can be significant in condo and townhome communities.
• Waiting too long to order a mortgage payoff quote. Interest can accrue daily.
• Skipping a phone confirmation for wire details. Always verify to prevent fraud.

Your next step

If you are planning a move in Smyrna in the next 6 to 12 months, get your numbers early. Ask your lender for a current Loan Estimate, request a seller or buyer estimate from the closing attorney, and gather HOA and tax details so you can plan with confidence.

If you want a clear, line-by-line picture tailored to your address and loan, reach out. Shawn Nixon blends local expertise with organized transaction management to help you budget accurately and move forward with confidence.

FAQs

How much are closing costs in Smyrna for buyers and sellers?

• Buyers often budget 2 to 5 percent of the purchase price for closing costs that include lender fees, title, and prepaids. Sellers typically plan for real estate commissions plus seller-side items and mortgage payoff. Ask for a Loan Estimate and a seller net sheet to confirm.

Who typically pays for owner’s title insurance in Georgia closings?

• In many Atlanta metro transactions the seller pays for the owner’s title policy, but it is negotiable. Confirm the payer with your closing attorney for your specific contract.

Are Georgia real estate closings handled by attorneys?

• Yes, Georgia commonly uses attorney-led or title company-run closings. Expect a settlement or attorney fee and a final Settlement Statement or Closing Disclosure prepared by the closing firm.

Does Georgia charge a transfer or documentary tax on home sales?

• There is no uniform statewide real estate transfer tax like some states. Local recording and documentary fees may apply in Cobb County. Your closing attorney will add the exact amounts to your statement.

How can I avoid wire fraud during my Smyrna closing?

• Verify wiring instructions by calling the closing office using a known, independently verified phone number. Confirm the final amount on your Closing Disclosure and never trust wiring details received only by email.