Are you wondering who pays what at the closing table in Valdosta? Between lender fees, title policies, and prorated taxes, it can be tough to know where your dollars go. You want a clear, local breakdown so you can plan with confidence and avoid last‑minute surprises. In this guide, you will learn typical buyer and seller costs in Georgia, what is negotiable in Lowndes County, and when money is due so you can close smoothly. Let’s dive in.
Closing costs at a glance in Valdosta
Closing costs are the fees and prepaid items required to complete a real estate sale. In Georgia, many line items follow local custom and contract terms rather than state law, so who pays can vary by deal. As a general guideline, buyers often pay about 2% to 5% of the purchase price in closing costs (not including the down payment), and sellers commonly pay about 6% to 10% of the sale price, largely due to broker commission. Your lender must provide a Closing Disclosure at least 3 business days before closing so you can review the final numbers.
A quick note on custom vs contract: Valdosta typically follows broader Georgia practices, but your purchase agreement controls the final allocation. Title companies, lenders, and HOA rules can also shift fees between parties. Always confirm who pays each item when you sign the contract and again when you receive your Closing Disclosure.
What buyers usually pay in Georgia
In Valdosta and across Georgia, buyers generally pay the costs tied to getting the loan and setting up homeownership. This includes lender fees, most inspections, and prepaid items. Here are the typical buyer line items.
- Earnest money deposit. You pay this when your offer is accepted. It is credited back to you at closing under the contract terms.
- Loan origination and underwriting. These are lender charges for processing and approving your mortgage. You may see them listed as points or flat fees.
- Appraisal fee. Most loans require an appraisal to confirm value. The cost depends on the property and loan type.
- Credit report fee. Your lender orders this during preapproval or underwriting.
- Lender‑required prepaid items and escrow setup. Expect prepaid interest from the day you close to month end, your first year (or portion) of homeowners insurance, and an initial escrow deposit for taxes and insurance if your loan requires it.
- Title search, title exam, and lender’s title policy. The lender’s policy protects the lender and is typically paid by you. Title search and exam charges are also commonly on the buyer side.
- Owner’s title policy (if not paid by seller). In many Georgia deals, the seller pays for the owner’s policy, but this is negotiable. If the seller does not pay, you can choose to purchase an owner’s policy for your own protection.
- Inspections. You usually pay for the home inspection plus any specialty inspections like termite, septic, or sewer scope. Findings can be negotiated with the seller.
- Survey (if needed). Your lender may require one, or you may want a new survey for your own certainty.
- Recording and mortgage taxes/fees. Buyers typically pay to record the mortgage. County recording charges vary, so ask the Lowndes County Clerk or your closing attorney for current amounts.
- HOA dues and fees. You usually pay a prorated share of HOA dues from closing forward. Some HOA transfer or administrative fees are paid by the buyer, seller, or split based on the HOA and contract.
Keep in mind that lenders, loan programs, and local practices can change who pays certain fees. Your exact cash to close will be on the Closing Disclosure.
Buyer checklist before closing day
- Review your Closing Disclosure at least 3 business days before closing.
- Confirm how to deliver funds (wire or certified check) and the total cash to close.
- Verify wire instructions by phone using a number you trust from your lender or closing attorney to avoid fraud.
- Provide proof of homeowners insurance as required by your lender.
What sellers usually pay in Georgia
Sellers in Valdosta customarily cover the items tied to transferring clear title and marketing the property. The biggest line item is typically the broker commission. Here are the common seller costs.
- Real estate broker commission. Paid per your listing agreement. This is often the largest seller expense and a major reason seller closing costs total 6% to 10% of the sale price.
- Owner’s title insurance policy. In many Georgia transactions, the seller buys the owner’s policy for the buyer, though this is negotiable. This helps deliver clear title and can make your listing more attractive.
- Mortgage payoff and lien releases. Your existing loan balance and any required lien release fees are paid from sale proceeds.
- Recording fees for the deed and transfer documents. In some Georgia deals, the seller covers deed recording fees, though local practice can vary. Check your contract.
- Prorated property taxes and assessments. Taxes are prorated so each party pays for the time they owned the home. Timing varies by county, and the title company or closing attorney will compute the proration.
- Attorney or settlement fees. You may hire an attorney for representation. Some settlement charges can be split or assigned by contract.
- Buyer concessions and repairs. Any negotiated credit toward buyer closing costs, rate buy‑downs, or repair credits are paid at closing according to the contract.
- HOA fees and transfer charges. Custom varies. Sellers commonly pay any outstanding dues or special assessments through the date of closing. Transfer fees may be paid by seller, buyer, or split per HOA rules and contract.
Remember that your mortgage payoff is separate from closing costs and will be deducted from your proceeds. The exact closing statement prepared by your title company or closing attorney will show all amounts.
What is negotiable in Lowndes County
Many closing costs reflect local custom, but you can often negotiate:
- Owner’s title policy. While sellers often pay in Georgia, you can adjust this in the contract.
- Seller concessions. Sellers may contribute to buyer closing costs or pay discount points to help lower the buyer’s interest rate, subject to loan program limits.
- Repairs vs credits. After inspections, you can request repairs or a closing credit instead.
- Settlement fee splits. Closing or settlement administrative fees can be split or assigned by contract.
- HOA transfer fees. Allocation often depends on HOA rules and what the parties agree to.
- Survey costs. Depending on the lender’s requirements and available surveys, you can negotiate who pays.
Loan programs like FHA and VA set caps or rules around concessions and certain fees. Your lender can explain the limits that apply to your loan.
Timing, funds, and how closing works
A smooth closing comes down to clear timing and verified funds. Here is the typical sequence in Georgia transactions.
- Earnest money. You pay shortly after your offer is accepted. It is held in escrow and credited to you at closing under the contract.
- Inspections and negotiations. Complete inspections within the agreed timeframe. Negotiate repairs or credits as needed.
- Underwriting and disclosures. Your lender processes the loan and issues the Closing Disclosure at least 3 business days before closing. Review every line and ask questions.
- Final funds to close. Confirm whether your title company requires a wire transfer or certified funds. Verify wire instructions via a trusted phone number to prevent fraud.
- Signing, funding, recording. On closing day, you sign documents, the lender funds the loan to the title company, documents are recorded, and proceeds are disbursed to the seller and lien holders.
If anything changes between your initial estimate and final Closing Disclosure, notify your agent and lender right away so they can explain and correct as needed.
Local tips for Valdosta and Lowndes County
- Recording fees and taxes. Charges are set locally and change periodically. For exact dollar amounts, speak with the Lowndes County Clerk or your closing attorney, and check with the Tax Commissioner or Tax Assessor for tax schedules and billing.
- Title and insurance estimates. Local title companies and closing attorneys can provide sample closing statements and precise title insurance quotes for your price point.
- Lender policies. Escrow requirements and origination fees vary by lender and loan program. Ask your Valdosta‑area lender for a detailed fee sheet early.
Actual numbers will come from your lender, title company, and closing attorney. Use the ranges in this guide to plan, then verify each figure when you receive your disclosures.
Quick buyer checklist
- Budget 2% to 5% of the purchase price for closing costs (not including down payment).
- Plan for inspections, appraisal, lender fees, and prepaid escrows for taxes and insurance.
- Decide whether you want an owner’s title policy if the seller will not provide it.
- Review the Closing Disclosure at least 3 business days before closing and confirm cash to close.
- Verify wire instructions by phone to avoid fraud, and bring required identification and any lender documents to sign.
Quick seller checklist
- Estimate 6% to 10% of the sale price for closing costs, primarily broker commission, plus your mortgage payoff and prorated taxes.
- Decide upfront whether you will pay for the owner’s title policy, and clarify how HOA transfer fees will be handled.
- Address repairs or negotiate credits after the buyer’s inspection.
- Review your preliminary settlement statement and confirm any outstanding liens or assessments.
- Coordinate final utility readings and HOA status letters as needed.
Ready to plan your closing?
Whether you are buying your first home in Valdosta or selling acreage in Lowndes County, you deserve clear guidance and steady communication from contract to keys. With decades of South Georgia experience and a full‑service, hands‑on approach, our team helps you understand each line item, negotiate smartly, and close with confidence. If you would like a tailored estimate of your costs or a pricing plan for your sale, connect with Terri-Partners. Request a Free Home Valuation.
FAQs
Who pays the owner’s title policy in Valdosta?
- In many Georgia transactions, the seller pays for the owner’s title insurance policy, but this is negotiable and should be confirmed in your contract.
How much should a Valdosta buyer budget for closing costs?
- Plan for about 2% to 5% of the purchase price, plus inspections, survey if needed, and prepaid escrows for taxes and insurance.
What do Valdosta sellers typically pay at closing?
- Sellers often pay 6% to 10% of the sale price (largely commission), plus mortgage payoff amounts and prorated property taxes through the closing date.
When will I know my final cash to close in Georgia?
- Your lender must deliver a Closing Disclosure at least 3 business days before closing so you can review exact costs and confirm how to bring funds.
Are any closing fees non‑negotiable in Lowndes County?
- Some third‑party fees are set or required, such as recording charges, lender‑required escrows, and payoff amounts, while origination and some admin fees can be negotiated with your lender.
How are property taxes handled at closing in Georgia?
- Taxes are prorated so each party pays for the time they owned the property, with timing and calculation handled by the title company or closing attorney based on local schedules.
