Buying in Madison should feel exciting, not confusing. Yet the moment you hear “cash to close,” it is normal to wonder what you will actually pay beyond your down payment. You want clear numbers, Georgia-specific rules, and local context for Morgan County. This guide breaks down typical buyer closing costs in Madison, what drives them, and how to plan with confidence. Let’s dive in.

What closing costs cover

Closing costs are the one-time fees and prepayments required to complete your purchase. They include lender charges, third-party services like appraisal and title, government recording fees and taxes, and initial escrows for property taxes and insurance. In Georgia, the exact split of who pays what is negotiable, but there are common patterns you can expect.

You will see your estimates on your Loan Estimate early in the process and your final numbers on the Closing Disclosure at least 3 business days before closing. Use those documents as your go-to for exact figures.

Who pays what in Georgia

Customs vary by transaction, but here is the common setup in Georgia:

• Buyers typically pay lender-related fees, the appraisal, inspections, lender’s title insurance, mortgage recording fees, Georgia’s intangible mortgage tax, and prepaid items like the first year of homeowners insurance and escrow deposits.
• Sellers often pay for the owner’s title insurance policy and real estate commission. Local practice in Madison can differ, so confirm early in your contract negotiations.

Madison buyer cost breakdown

Below are the typical line items you may see at closing as a buyer in Madison, with common ranges where available. Your lender and settlement agent will confirm exact numbers.

Lender fees and points

• What they are: Origination, underwriting, and processing fees. Optional discount points can lower your rate.
• Who pays: Buyer.
• Typical: Origination is often 0 to 1 percent of the loan; points are optional based on your rate strategy.

Appraisal

• What it is: A lender-ordered estimate of market value.
• Who pays: Buyer.
• Typical: About $350 to $700, depending on the property.

Title insurance and closing/settlement fees

• What they are: Lender’s title insurance is usually required. Owner’s title insurance protects your ownership and is often paid by the seller in Georgia, though this is negotiable in Madison. Settlement or closing fees cover the closing agent’s services.
• Who pays: Buyer typically pays the lender’s policy; owner’s policy is often a seller cost but confirm locally. Settlement fees may be split or paid by buyer.
• Typical: Title insurance premiums are one-time charges that often fall around 0.3 to 0.8 percent of the purchase price or loan amount. Settlement fees are usually a few hundred dollars.

Recording and clerk fees

• What they are: Fees to record the deed and mortgage with Morgan County’s Clerk of Superior Court.
• Who pays: Buyer typically pays to record the mortgage; deed recording can be a seller or negotiated item.
• Local note: Exact fees vary by county and document type. Confirm with the Morgan County Clerk of Superior Court or the Georgia Superior Court Clerks’ Cooperative Authority.

Georgia intangible mortgage tax

• What it is: A Georgia tax charged when a mortgage is recorded.
• Who pays: Buyer (mortgagor) at closing.
• Rate: Commonly $1 per $500 of the mortgage amount, which equals 0.002 of the mortgage. For example, a $200,000 mortgage would owe about $400. Verify any updates or exemptions with the Georgia Department of Revenue or local recording office.

Surveys

• What they are: Boundary surveys or lender-required surveys.
• Who pays: Buyer when required or requested.
• Typical: About $300 to $1,000 or more based on lot size and complexity.

Inspections (home, termite/WDO, septic, well)

• What they are: General home inspection, termite/WDO inspection, plus septic and well inspections for rural properties.
• Who pays: Buyer.
• Typical: Home inspection about $300 to $600; termite/WDO about $50 to $200; septic and well vary based on scope.

Prepaid items and escrow deposits

• What they are: First-year homeowners insurance premium, prorated property taxes, and initial escrow deposits that your lender collects for taxes and insurance.
• Who pays: Buyer.
• Typical: Insurance varies by property; lenders often collect 2 to 6 months of taxes and insurance to start the escrow account.

PMI or government loan upfront fees

• What they are: Private mortgage insurance for conventional loans with less than 20 percent down; FHA upfront mortgage insurance premium; VA funding fee.
• Who pays: Buyer, sometimes financed into the loan depending on program rules.
• Typical: Amounts vary by program and borrower profile.

HOA, municipal, and utility fees

• What they are: HOA transfer fees, compliance letters, and utility transfer fees where applicable.
• Who pays: Often the buyer, but check your HOA documents and contract.

Attorney or settlement agent fees

• What they are: Fees if an attorney handles closing or title review, as is common in Georgia.
• Who pays: Usually the buyer, unless split by agreement.

Georgia intangible tax explained

The Georgia intangible recording tax applies when your lender records the mortgage. The commonly cited rate is $1 per $500 of the mortgage amount or 0.002 of the mortgage. That means a $160,000 mortgage would owe about $320 at closing. Always confirm the current rate and any exemptions with state or county offices.

What most buyers spend

A helpful rule of thumb in Georgia is to budget 2 percent to 5 percent of the purchase price for buyer closing costs, not including your down payment. Where you land in that range depends on your loan program, lender fees, title costs, escrow amounts, and whether the seller covers the owner’s title policy or offers concessions.

Here are simple, illustrative examples to see how costs can stack up:

These are estimates to help you plan. Your Loan Estimate and Closing Disclosure will show the exact numbers for your transaction.

Rural property checks in Morgan County

The Madison area includes established neighborhoods and rural tracts. If you are purchasing acreage or a home with a well or septic system, budget for the appropriate inspections and potentially a survey. These items can add to your closing costs but help you avoid surprises later.

How to lower your costs

You can influence what you pay at the closing table. Try these steps:

• Shop two to three lenders. Compare origination fees, rate options, and potential lender credits.
• Ask early about local custom for owner’s title insurance in Madison. If the seller typically pays, confirm it in your contract.
• Request seller concessions if appropriate for your offer strategy.
• Choose your inspection scope thoughtfully. Do not skip critical inspections, but focus on what the property needs.
• Verify escrow requirements. Ask your lender how many months of taxes and insurance they will collect up front.

Timeline and what to bring

• Within 3 business days of your mortgage application, you should receive a Loan Estimate. Review the fees and ask questions.
• At least 3 business days before closing, you must receive your Closing Disclosure. Confirm the cash to close and any wire instructions.
• Bring a government-issued ID and use certified funds, a wire, or a bank check as directed by your lender and closing agent.
• Always verify wiring instructions by phone with the closing office to avoid wire-fraud scams.

Where to verify amounts locally

For exact local charges and procedures in Madison and Morgan County, contact:

• Morgan County Clerk of Superior Court for current deed and mortgage recording fees.
• Georgia Superior Court Clerks’ Cooperative Authority for statewide recording guidance.
• Georgia Department of Revenue for rules on the intangible mortgage tax.
• Morgan County Tax Commissioner or Board of Assessors for millage rates, assessment cycles, and tax calendars.
• A local title company or closing attorney in Madison or Morgan County for title rates, settlement fees, and who commonly pays the owner’s title policy.

Ready to plan your purchase?

If you are buying in Madison or across Lake Oconee, you deserve a clear roadmap and a smooth closing. Jennifer Vaughan’s concierge team pairs local know-how with hands-on guidance so you understand every cost before you sign. Love Where You Live — Let’s Get Started with Jennifer Vaughan and Ansley Real Estate | Christie’s International.

FAQs

How much should I budget for buyer closing costs in Madison, GA?

• Plan for about 2 percent to 5 percent of the purchase price for buyer closing costs, excluding your down payment, then confirm with your lender and closing agent.

Who usually pays for owner’s title insurance in Madison, Georgia?

• In many Georgia transactions the seller pays the owner’s policy, but local practice can vary in Madison, so confirm with your title company or attorney and put it in the contract.

What is Georgia’s intangible mortgage tax and how is it calculated?

• It is a tax due when a mortgage is recorded, commonly calculated as $1 per $500 of the mortgage amount or 0.002 of the mortgage.

When will I know my exact cash to close amount?

• You will see your exact figure on the Closing Disclosure, which you should receive at least 3 business days before closing.

Are there other local fees in Morgan County I should expect?

• Expect standard recording fees set by the Morgan County Clerk, possible HOA transfer fees, and property-specific items like surveys or septic and well inspections for rural homes.