Mortgages in North Georgia and Metro Atlanta

Communities I serve most

How Georgia closings work

Georgia is an attorney-closing state. The Supreme Court of Georgia has held that only a Georgia-licensed attorney may close a real estate transaction. In practice, your closing attorney's office handles the title work and the entire closing, and I coordinate closely with them from contract to keys.

You'll typically see the closing attorney's fees and title insurance on your Loan Estimate and Closing Disclosure. If you have questions about those charges, ask me. I'll explain what each one is for.

Georgia taxes you'll see at closing

• Intangible recording tax (a state tax on the mortgage itself): $1.50 per $500 of the loan amount for long-term loans, capped at $25,000. The buyer usually pays it as part of closing costs.
• Real estate transfer tax (a state tax on the sale of the home): $1 for the first $1,000 of value and 10 cents for each additional $100. Who pays is negotiable, but the seller commonly pays it.

Both are set by Georgia law and collected when documents are recorded.

Don't skip the homestead exemption

If you buy a home you'll live in, file for your county's homestead exemption. Georgia generally bases eligibility on owning and living in the home on January 1. The traditional filing deadline is April 1, and the Georgia Department of Revenue now allows filing later, up to the end of your 45-day window to appeal the assessment notice. County practices vary, so file as early as you can. It can lower your property tax bill, which in turn affects your escrow payment. Note that the seller's tax bill may reflect exemptions you won't automatically receive, so I estimate taxes based on your situation, not just last year's bill.

Loan limits in North Georgia

For 2026, the baseline conforming loan limit for a one-unit home is $832,750, and the Atlanta-area counties use the baseline limit. Loans above that are jumbo loans. FHA limits are set by county; you can look them up on HUD's site or ask me.

Programs that come up often here

• Construction-to-permanent loans for custom homes on lots in Cherokee, Forsyth and beyond
• Builder incentives and rate buydowns on new construction
• Jumbo financing for higher-priced homes in north Fulton and Forsyth
• DSCR loans for Metro Atlanta rentals
• VA loans for veterans and service members

Some outer areas of North Georgia may fall within USDA-eligible areas. Eligibility is set by the USDA's property map and income limits, so we'd check your specific address.

Community guides

• AlpharettaMy home office. Alpharetta sends its own city tax bill and has its own homestead exemptions, and both affect your monthly payment.
• RoswellRoswell's Historic District has its own design review, and the city takes its own homestead applications through June 1.
• MiltonMilton's AG-1 acreage, barns and riding arenas raise appraisal and loan questions most suburban homes never face.
• Johns CreekJohns Creek is mostly HOA neighborhoods, and HOA dues count toward what you qualify for, just like taxes and insurance.
• CantonCanton is Cherokee's county seat, where you file homestead with the Tax Assessors. Land and new builds need careful loan planning.
• WoodstockWoodstock city taxes are paid to the city, and homes near Allatoona Lake come with Army Corps shoreline rules.
• Ball GroundSmall-town, country-edge home loans: USDA checked by address, wells and septic, and appraisals with fewer nearby sales.
• CummingForsyth County takes homestead filings past April 1, and Lake Lanier homes come with Army Corps shoreline rules worth knowing first.
• MariettaMarietta sends its own city tax bill due October 31, has a local historic district, and is home to Dobbins Air Reserve Base.
• North AtlantaFour cities, two counties: Fulton and DeKalb handle homestead differently, and condos here need a building review as well as a buyer review.