What Do Sellers Pay At Closing In Metro Atlanta?
Under the standard Georgia Realtors® purchase contract, a seller's closing costs come down to a short list: the real estate commission, your mortgage payoff, your share of property taxes and HOA dues, any credits you agree to give the buyer, and the closing attorney's fees for handling your payoff and your proceeds. The buyer picks up most of the rest, unless the contract says otherwise.
That's a much shorter list than most online closing cost guides show. Here's what actually lands on the seller side of a Metro Atlanta settlement statement, line by line, and why your payoff and tax numbers rarely match what you expect.
Why Do National Closing Cost Guides Overstate What Georgia Sellers Pay?
Search "seller closing costs Georgia" and you'll see averages around 3% of the sale price on top of commission. Those guides usually put the transfer tax and the owner's title insurance policy on the seller.
The contract most Metro Atlanta sales are written on says something different. The 2026 Georgia Association of Realtors® Purchase and Sale Agreement (form F201) spells out who pays what:
At Closing, Buyer shall pay: (1) Georgia property transfer tax; (2) the cost to search title and tax records and prepare the limited warranty deed; and (3) all other costs, fees and charges to close or relating to the transaction.
GAR Form F201, Purchase and Sale Agreement (2026)
So whether you're selling in Marietta, Woodstock, or Alpharetta, the buyer covers the transfer tax, the deed, and the title work by default.
Title insurance is a good example. As an investor and as a buyer, I've always paid for the title insurance myself. That's how it should work: the policy is really there for the buyer's peace of mind, since it protects the person taking ownership.
That said, it's all negotiable. Who pays the transfer tax, the title insurance, or any other cost can be changed in the contract. If you agree to cover some of the buyer's costs, those dollars come out of your proceeds.
What Shows Up On The Seller Side Of Your Settlement Statement?
The same F201 contract lists what the seller pays: whatever it takes to deliver clear title, plus the closing attorney's fees to order and record payoffs and estoppel letters, to handle and deliver your payoffs and proceeds, and to close for you if you don't sign in person.
In practice, here's what you'll see on your side of the statement:
- Real estate commission. Your listing agent's fee, plus any buyer's agent compensation you agree to offer. Both are negotiated, not set by law. Here's how buyer's agent pay works for Metro Atlanta sellers since the 2024 rule changes.
- Your mortgage payoff. The full balance plus interest through the payoff date (more on that below), and any second mortgage or HELOC.
- Prorated property taxes. Your share of this year's tax bill, from January 1 through closing.
- HOA dues and the closing letter. Dues through the closing date, any balance owed, and the association's statement of what's due. Here's a full breakdown of HOA closing costs in Metro Atlanta.
- Seller-side attorney fees. Charges for ordering your payoff, getting HOA letters, and wiring your proceeds. Heritage Closing Firm in Atlanta puts the seller's share of attorney fees at about $0 to $500, with courier and wire fees around $25 to $100.
- Title fixes, if needed. An old loan that was never released, a lien, or a missing signature gets cleared at your expense.
- Credits you agree to. The contract's Seller's Monetary Contribution, repair credits, or a home warranty you offer. The buyer can use a seller contribution for any of their costs, including their agent's compensation. Any part their lender won't allow stays with you.
Notice what's not on the list: the transfer tax, the deed, and the owner's title policy.
How Do Property Tax Prorations Work When You Sell?
Georgia property taxes cover the calendar year, but most Metro Atlanta counties don't bill until late summer or fall. So at closing, the attorney splits the year: you pay for the days you owned the home, and the buyer pays for the rest.
Which way the money moves depends on whether this year's bill has been paid yet:
- Closing before the bill is paid: you credit the buyer for January 1 through closing, and the buyer pays the full bill later. On a $4,800 annual tax bill with a June 30 closing, your share is about $2,380.
- Closing after you've paid the bill: the buyer reimburses you for the days after closing.
seller's share of a $4,800 tax bill with a June 30 closing
The due dates vary by county:
- Cobb County: 2026 bills were due October 15. If your home is inside Marietta, Smyrna, or another Cobb city, the city sends its own separate bill. Here's more on 2026 Cobb County property tax bills.
- Cherokee County: bills go out in September and are due November 15. The bill is issued to whoever owned the home on January 1, even after a sale. The Cherokee Tax Commissioner asks sellers to send in their settlement statement so the bill can be moved to the new owner, and the office doesn't split taxes between buyer and seller. That's done at closing.
- Fulton County: 2026 bills went out as temporary estimates based on last year's tax rates, with corrected bills expected in mid-November.
That Fulton situation is exactly what the contract plans for. If taxes were prorated on an estimated bill, whoever came out short pays the other once the real bill is issued. The buyer takes over responsibility for the year's taxes after closing.
One more tax item: your homestead exemption ends when you sell. Here's how the homestead exemption works when you sell and buy.
Why Is Your Loan Payoff Higher Than Your Mortgage Statement?
This catches a lot of sellers off guard. Your monthly statement shows your principal balance. Your payoff is higher, for a few reasons:
- Interest is paid a month behind. Your October payment covered September's interest. So at closing, you owe interest from your last payment through the payoff date.
- Interest is charged by the day. Lenders often add a few extra days to the payoff so the wire fully covers the loan. Anything extra is refunded to you after closing.
- Older FHA loans may charge the full month. FHA loans closed on or after January 21, 2015, charge interest only through the payoff date. Older FHA loans may still charge through the end of the month, so a closing early in the month can cost you extra interest.
- Second loans are paid separately. A HELOC or second mortgage gets its own payoff.
After your loan is paid, Georgia gives your lender 60 days to cancel the security deed in the county records. Keep your closing paperwork until you see that release recorded.
Also, the money doesn't always arrive the same day. The contract notes that proceeds can be delayed if you don't attend closing in person or if closing runs past the day's wire cutoff. Here's more on when a seller gets money after closing.
What Could You Net On A $445,000 Metro Atlanta Home?
The Metro Atlanta median sale price was $445,000 in July 2026, according to Atlanta Realtors®. Here's a simplified example for a June 30 closing, using an illustrative 5% total commission:
- Sale price: $445,000
- Mortgage payoff: $250,000
- Commission (example only, 5%): $22,250
- Prorated property taxes ($4,800 bill): $2,380
- Seller-side attorney fees: $400
- Courier and wire fees: $75
- Estimated net to you: $169,895
The buyer pays the $445 transfer tax on that sale, plus the deed and title costs.
Georgia transfer tax on a $445,000 sale, paid by the buyer under the standard contract
Your real numbers depend on your payoff, your county and city tax bill, your HOA, and anything you negotiate with the buyer. For a broader look at how these pieces add up, here's the difference between list price, sale price, and what you actually pocket.
This is general information based on the standard Georgia contract, not legal or tax advice. Your signed contract controls, and your closing attorney can confirm your exact figures.
Frequently Asked Questions
Who pays the transfer tax when you sell a house in Georgia?
Under the standard Georgia Realtors® contract (form F201), the buyer pays the Georgia transfer tax. It's $1 per $1,000 of the sale price, about $445 on a $445,000 home. Like everything in the contract, it's negotiable, so the buyer and seller can agree to a different split.
Who pays for title insurance in Georgia?
Under the standard F201 contract, the buyer pays for title insurance as part of their closing costs. The owner's policy protects the buyer, so it makes sense that the buyer pays for it.
Do sellers pay property taxes at closing in Georgia?
Yes, for the part of the year you owned the home. Taxes are prorated as of the closing date. If this year's bill hasn't been paid, you credit the buyer for January 1 through closing. If you already paid it, the buyer reimburses you for the rest of the year.
Can a seller pay the buyer's closing costs in Georgia?
Yes. The standard contract includes a Seller's Monetary Contribution the buyer can use for their costs, including their agent's compensation. If the buyer's lender won't allow part of it, the unused amount stays with you.
Why is my mortgage payoff higher than my statement balance?
Mortgage interest is paid a month behind and charged daily, so your payoff includes interest from your last payment through the payoff date. Lenders often add a few days of cushion, and any extra is refunded to you after closing.
What's The Next Step Before You List?
In a standard Metro Atlanta sale, your closing costs are mostly your commission, your payoff, and your share of taxes and dues, not the long list of fees you see in national guides. Knowing that up front makes it easier to price your home and plan your next move.
If you want the full picture before you list, grab the free guide below. It walks through the real costs of selling, so there are no surprises at the closing table.
Want The Full Picture Before You List?
The free guide, The Real Cost Of Selling, walks through what it really costs to sell your home, so there are no surprises at the closing table.
Ken Mandich is a Realtor® and team lead at Complete Realty Team, serving Metro Atlanta with a focus on Cobb and Cherokee County. As an active real estate investor, Ken brings a rare combination of hands-on investing experience and full-service agent expertise to every seller and buyer he works with. He's built his business around clear communication and walking clients through every step of the process, from pricing a home right to closing with confidence. You can reach him at 404-410-6465 or [email protected].
