CalculatorsBuying
Cash to Close
Every dollar you would bring to a Georgia closing: the down payment, lender and attorney fees, title insurance, state taxes, and the insurance and property tax paid ahead.
Estimated cash to close
Estimates only. Not a loan approval, commitment, or offer to lend. Your lender’s Loan Estimate and the closing attorney’s statement are the real figures.
Source: Freddie Mac Primary Mortgage Market Survey (PMMS). National average for the week of November 12, 2026. It is an average for conventional purchase loans, not an offer of credit and not an APR.
How we calculate this
- What is counted. Your down payment, the lender’s fees and appraisal, title insurance, the closing attorney, Georgia’s recording fees and taxes, interest from closing to the end of that month, the first year of homeowners insurance, the deposit that opens your escrow account, and the year’s property tax settled with the seller.
- Why a range. Lender, appraisal and attorney fees are Terence Richardson Group estimates, shown from low to high.
- Title insurance. The owner’s policy is priced as the enhanced policy, the one the Georgia REALTORS purchase agreement tells the lender to quote. A standard policy costs less, and the line says how much. The lender’s policy is the price charged when both are bought together. Your Loan Estimate and Closing Disclosure show the same total split another way: the lender’s policy at its full price and the owner’s policy as what is left.
- Georgia taxes and fees. The intangible recording tax is a state tax on your home loan. Georgia also charges a $10 fee on every home loan, paid at closing. The estimate has the buyer paying the Georgia transfer tax, as the Georgia REALTORS purchase agreement assigns it. A contract can differ.
- Property tax. Estimated from the price you pay with no exemptions, because the seller’s tax breaks do not carry over to you. A home inside a city can also owe city tax, which this estimate leaves out.
- Charges on the tax bill. DeKalb and Gwinnett counties put charges for service on the property tax bill: sanitation and stormwater in DeKalb, solid waste in Gwinnett. They are not taxes, but the lender pays the whole bill, so the deposit that opens your escrow account includes a Terence Richardson Group estimate of them. The City of Atlanta bills trash and recycling on its own bill, which is not part of closing.
- Seller concessions. A concession pays your closing costs and money paid ahead, never the down payment, and each loan type limits how much a seller can give.
- Interest rate. Freddie Mac’s weekly national average for the week of November 12, 2026, shown as published. It is the average for conventional purchase loans with 20% down and good to excellent credit, so your own rate can differ. Enter your lender’s quote if you have one. Not an offer of credit and not an APR.
See the breakdown
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When you want these numbers checked against a real home, a real lender quote and your timing, start with a conversation. If now isn’t the time, Terence will tell you.
