Down payments range from 0% (VA and USDA loans) to 3% to 5% for most first-time buyers, and 20% if you want to skip mortgage insurance. Closing costs usually add about 2% to 4% of the price. You can also ask the seller to help with closing costs as part of your offer.
That’s the short answer. Here’s how to turn it into one real number for your family.
You’ve found a house in Evans or Grovetown that feels like home. The monthly payment looks doable. Then a quiet question shows up: How much cash do we actually need to walk in the door?
Most buyers only think about the down payment. Then the Loan Estimate shows up, and there’s a second number: closing costs. Then a third: prepaid taxes and insurance. Surprises like that can rattle a buyer and stall a deal.
You’re the hero of this story. You don’t need to become a mortgage expert. You need a guide who has seen these numbers come together on real deals. That’s our job. The Fairey Team helps buyers across Evans, Martinez, Grovetown, Harlem and Appling from our office in Evans. Our Team Lead, Ehrin Fairey, served on active duty in the Air Force and still serves in the Air Force Reserve, so we know how VA buyers and PCS families plan their cash, too.
This question is #25 on our Columbia County FAQ page. Watch our short video answer, then keep reading for the full picture:
Watch on YouTube: How Much Do You Need for a Down Payment & Closing Costs? · More quick answers on our FAQ page.
Looking for help paying it? We covered Georgia Dream and other programs in Down Payment Help for Buyers in Evans and Columbia County. This post is about the full bill: every dollar you bring to closing.
Your Cash to Close Has Four Parts
Think of it as four buckets. Add them up and you have your number.
- Down payment. Your share of the price. It depends mostly on your loan type.
- Closing costs. Lender fees, appraisal, title insurance, your closing attorney and government taxes.
- Prepaids and escrow. Money set aside up front for property taxes, homeowners insurance and interest until your first payment.
- Earnest money. Your good-faith deposit. It isn’t extra. You pay it early, and it’s credited toward your costs at closing.
Then you subtract any help: seller credits, lender credits, gift money or down payment assistance. What’s left is your real cash to close.
Bucket 1: Down Payment by Loan Type
Let’s use a real local number. The median home sold in Columbia County in September 2026 went for $349,950, according to our September 2026 market report. We’ll round to a $350,000 home. It’s only an example. Your numbers will be different.
- VA loan: 0% down. The VA says eligible buyers can purchase with no down payment as long as the price isn’t higher than the appraised value. There’s no monthly mortgage insurance. Unless you’re exempt, you pay a one-time VA funding fee. For first-time use with less than 5% down, it’s 2.15% of the loan, or about $7,525 on a $350,000 loan. You can roll it into the loan. Veterans who receive VA disability compensation don’t pay it.
- USDA loan: 0% down. USDA’s Guaranteed Loan Program offers 100% financing for low- and moderate-income buyers in eligible rural areas. In Columbia County, that generally means parts of the Harlem and Appling area, not central Evans, Martinez or Grovetown. Check the exact address on USDA’s eligibility site. For fiscal year 2027, USDA charges a 1% upfront guarantee fee and a 0.35% annual fee.
- FHA loan: 3.5% down. That’s $12,250 on a $350,000 home. HUD requires at least 3.5% down with a credit score of 580 or higher. With a score from 500 to 579, it’s 10%, or $35,000. FHA also charges an upfront mortgage insurance premium of 1.75% of the base loan, about $5,911 here, which can be financed into the loan.
- Conventional loan: 3% to 20% down. Programs like Fannie Mae’s HomeReady allow as little as 3% down, or $10,500. Many buyers put down 5% ($17,500). Put down 20% ($70,000) and you skip private mortgage insurance (PMI).
A smaller down payment gets you in the door sooner. It also means a bigger loan and, on most loans, mortgage insurance. So check the monthly payment, not just the cash. Our guide to how much house you can afford in Evans and Columbia County walks through that side.
Bucket 2: Closing Costs (and the Georgia Taxes Nobody Mentions)
Closing costs usually add about 2% to 4% of the price. On a $350,000 home, that’s roughly $7,000 to $14,000. The Consumer Financial Protection Bureau (CFPB) lists the usual suspects: the appraisal, lender fees, title insurance, government taxes and prepaid expenses.
Georgia adds a few local twists:
- A closing attorney runs the closing. In Georgia, a real estate closing attorney handles the closing. Their fees and title work are part of your closing costs.
- Intangible recording tax. This one is on your loan. The Georgia Department of Revenue sets it at $1.50 for each $500 of the loan, with a $25,000 cap. That’s about $3 per $1,000 borrowed. On a $339,500 loan (3% down on $350,000), it’s about $1,019. The lender can pass it on to you, and it usually shows up on the buyer’s side.
- Real estate transfer tax. This one is on the sale. It’s $1 for the first $1,000 and 10 cents for each additional $100, or about $350 on a $350,000 home. Under Georgia law, the seller is liable for it, but the contract can say otherwise.
In our video, we mention closing costs typically run around 3% to 3.5% on VA and conventional loans. That fits inside the 2% to 4% range. Your lender’s Loan Estimate will show your real number.
Bucket 3: Prepaids and Escrow
This is the bucket that catches people off guard. It isn’t a fee. It’s your own future bills, paid early.
Most lenders set up an escrow account to pay your property taxes and homeowners insurance. At closing, you usually prepay your first year of homeowners insurance, make an initial deposit into that escrow account and pay interest from closing day until your first payment.
Homeowners insurance here usually runs a few thousand dollars a year, depending on the home’s age, roof and coverage. Property taxes depend on the home and whether it’s inside Grovetown or Harlem city limits. Our Columbia County property taxes guide shows the 2026 rates and the homestead exemption. Get a real insurance quote during due diligence so this number isn’t a guess.
Bucket 4: Earnest Money
Earnest money is a good-faith deposit held by the closing attorney or brokerage until closing, then applied to your costs. Locally, it’s commonly 1% of the price or a few thousand dollars. On our $350,000 example, 1% is $3,500.
Two things to know. You pay it soon after your offer is accepted, so you need that cash early. And during your Georgia due diligence period, you can walk away for any reason and get it back. After that, backing out can cost you the deposit. Our earnest money guide has more.
Plan for a few small costs before closing too, like your home inspection and termite letter. Those are usually paid when the work is done, not at the closing table.
What It Adds Up To: Four Example Buyers
Same $350,000 home. Closing costs at 2% to 4%. No seller help yet. Your lender will give you exact numbers.
- VA buyer, funding fee financed: $0 down + $7,000 to $14,000 in closing costs = about $7,000 to $14,000.
- FHA buyer, 3.5% down: $12,250 + $7,000 to $14,000 = about $19,250 to $26,250.
- Conventional buyer, 3% down: $10,500 + $7,000 to $14,000 = about $17,500 to $24,500.
- Conventional buyer, 20% down: $70,000 + $7,000 to $14,000 = about $77,000 to $84,000.
Your earnest money counts toward these totals. It’s not on top of them.
How to Shrink the Number
Here’s the good news. You may not have to pay all of it yourself.
Ask the seller to help. You can ask the seller to pay part of your closing costs as part of your offer. Each loan type has a limit:
- FHA: Sellers and other interested parties can contribute up to 6% of the sales price toward closing costs, prepaids and discount points, per HUD’s FHA handbook.
- VA: The VA doesn’t limit seller credits for normal closing costs. It does cap extra “concessions,” like paying your funding fee, at 4% of the home’s reasonable value.
- Conventional: Fannie Mae’s limits for a primary home are 3% with less than 10% down, 6% with 10% up to 25% down and 9% with 25% or more down.
Columbia County is a balanced market right now, so buyers often have room to ask. Just know the trade-off. The CFPB points out that a seller may want a higher price to cover a credit, and a lender credit usually means a higher rate or a bigger loan. We’ll help you weigh which is better for you.
Use down payment help. Georgia Dream offers first-time buyers $10,000, or $12,500 for military, first responders, educators and health care workers, as a 0% loan you repay when you sell or refinance. It can go toward your down payment and closing costs. There are income and price limits, and you still put in at least $1,000 of your own money. The details are in our Georgia Dream guide.
Accept gift money the right way. FHA and conventional loans allow gift funds from family, with a signed gift letter and a paper trail. Talk to your lender before the money moves.
Know what you can’t roll in. On a VA purchase loan, the funding fee is the only cost you can add to the loan. Other fees are paid at closing or covered by credits. That’s why “zero down” is not always “zero to close.”
What’s at Stake If You Guess
Guess low, and you could be scrambling for cash in the last week. Move money around at the wrong time, and your lender may need new paperwork. Skip the math on prepaids, and the Closing Disclosure feels like a gut punch.
There’s a bigger risk too. Wire fraud. Scammers send fake wiring instructions that look like they’re from your attorney. The CFPB warns buyers never to follow wiring instructions in an email. Confirm them in person or with a phone number you agreed on ahead of time. If something goes wrong, call your bank right away and report it to the FBI at ic3.gov.
Your Simple 4-Step Plan
- Get preapproved and ask for a cash-to-close estimate. A lender must give you a Loan Estimate within three business days of your application. Compare at least two.
- Pick your loan and your target. VA, USDA, FHA or conventional. Then set a cash number you can hit and still keep an emergency fund.
- Write a smart offer. We’ll help you size earnest money, ask for seller help when it makes sense, and set due diligence dates that protect you.
- Check the final numbers. Your lender must give you the Closing Disclosure at least three business days before closing. Compare it to your Loan Estimate, then wire your funds safely.
Moving to Fort Gordon?
Many of our buyers are military families. VA’s zero-down option and no monthly mortgage insurance make a big difference. Start with our guide to VA loans and 2026 BAH at Fort Gordon, our PCS timeline checklist and whether to rent or buy when you PCS. Our military relocation page has more.
What Success Looks Like
Picture this. You know your number weeks before closing. The seller covered part of your costs. Your earnest money is already counted. The Closing Disclosure matches what we planned, almost to the dollar. You wire your funds the safe way, sign at the attorney’s office and drive home with the keys.
No scramble. No surprise. Just your new front door in Evans, Grovetown or Harlem, and money still in savings.
The Fairey Team helps buyers across Evans, Martinez, Grovetown, Harlem, Appling and all of Columbia County. Tell us your price range and loan type, and we’ll help you map your cash to close and connect you with lenders we trust. Explore our neighborhood guides. Selling a home first? Start with a free home valuation to see your equity. Call (706) 480-5203, email [email protected], or stop by 2580 Evans Trade Center, Evans, GA 30809.
Want the full monthly picture? Read our cost of living guide for Evans and Columbia County.
— Caleb Fairey, Realtor, the Fairey Team (GA license 451103)
FAQ: Down Payment and Closing Costs in Evans and Columbia County
How much money do I need for a down payment and closing costs?
Down payments range from 0% (VA and USDA loans) to 3% to 5% for most first-time buyers, and 20% if you want to skip mortgage insurance. Closing costs usually add about 2% to 4% of the price. You can also ask the seller to help with closing costs as part of your offer.
How much are closing costs in Georgia?
In Evans and Columbia County, closing costs usually run about 2% to 4% of the price, or roughly $7,000 to $14,000 on a $350,000 home. They include lender fees, the appraisal, title insurance, the closing attorney, Georgia’s intangible recording tax and prepaid items. Your Loan Estimate shows your actual number.
Who pays closing costs in Georgia, the buyer or the seller?
Each side usually pays its own costs, and buyers pay most loan-related costs. Under Georgia law the seller is liable for the real estate transfer tax unless the contract says otherwise. Buyers can also negotiate for the seller to pay part of their closing costs, within their loan’s limits.
What is the intangible recording tax in Georgia?
It’s a state tax on recording your mortgage. The Georgia Department of Revenue sets it at $1.50 for each $500 of the loan amount, up to $25,000. That’s about $3 per $1,000 borrowed, or about $1,019 on a $339,500 loan. Lenders can pass it on to the buyer.
How much can a seller pay toward closing costs?
It depends on the loan. FHA allows up to 6% of the sales price. VA doesn’t limit credits for normal closing costs but caps concessions at 4% of reasonable value. For conventional loans on a primary home, Fannie Mae allows 3% with less than 10% down, 6% with 10% up to 25% down and 9% with 25% or more down.
Can you buy a house with no money down in Columbia County?
Some buyers can. Eligible veterans and service members can use a VA loan with no down payment, and USDA loans offer 100% financing in eligible rural areas, such as parts of Harlem and Appling. You still need to cover closing costs, unless seller credits or assistance cover them.
Do I need 20% down to buy a house?
No. VA and USDA loans can require 0% down, FHA requires 3.5% with a 580 or higher credit score, and some conventional programs allow 3%. Putting 20% down on a conventional loan lets you skip private mortgage insurance and lowers your loan amount.
Can closing costs be rolled into the mortgage?
Sometimes, and only certain costs. On a VA purchase loan, only the VA funding fee can be financed. FHA’s upfront mortgage insurance premium can be financed. USDA allows closing costs and reasonable expenses to be included in the loan. Lender credits can also cover costs in exchange for a higher interest rate.
What are prepaids at closing?
Prepaids are future bills you pay up front. They usually include your first year of homeowners insurance, an initial deposit into your escrow account for property taxes and insurance, and interest from closing day until your first mortgage payment.
When will I know exactly how much cash I need to close?
Your lender must send a Loan Estimate within three business days of your application, so you’ll have a good estimate early. The final numbers come on your Closing Disclosure, which you must receive at least three business days before closing.
Knowing your number is a lot better than guessing it. We’d love to help you find yours.
Notes: Local price figures are from the Fairey Team’s September 2026 Columbia County market report (MLS data). Example dollar amounts are illustrations based on a $350,000 home and the 2% to 4% closing cost range; your costs will differ. Loan rules are from HUD, the U.S. Department of Veterans Affairs, USDA Rural Development and Fannie Mae; tax rates are from the Georgia Department of Revenue; Georgia Dream details are from the Georgia Department of Community Affairs (effective July 8, 2026). Programs, fees and limits change, so confirm with your lender and closing attorney. This is general information, not legal, tax or lending advice. Information deemed reliable but not guaranteed. Equal Housing Opportunity.
