Buying your first home in Roswell can feel exciting and a little overwhelming. You want clear steps, trusted resources, and a local plan that keeps surprises to a minimum. In this guide, you’ll learn how the process works in Roswell and Fulton County, from preapproval to closing, plus the key inspections, contingencies, taxes, and timelines to expect. Let’s dive in.
Why Roswell works for first-time buyers
Roswell sits in northern Fulton County along the Chattahoochee River, with a mix of historic homes near downtown, mid-century subdivisions, and newer master-planned communities. Many neighborhoods have homeowners associations, so expect covenants and monthly or annual fees. If you are considering a home in the historic district, exterior changes may be regulated, so review rules with the City of Roswell before planning updates. Because parts of Roswell sit near the river and creeks, it is smart to check a property’s flood zone on the FEMA Flood Map Service Center.
Your step-by-step roadmap
1) Get ready and preapproved
Start with a mortgage preapproval to clarify budget and strengthen your offer. Use this time to outline must-haves, explore neighborhoods, and set a realistic timeline. Ask your agent for a comparative market analysis for homes you like so you can move quickly with confidence.
2) Write a strong offer
Your agent will prepare a Georgia purchase contract that includes price, earnest money, and key contingencies. Typical protections include inspection, financing, appraisal, title, and HOA document review. Earnest money is deposited with the named escrow holder after contract acceptance according to the deadlines in your agreement.
3) Due diligence window
You will negotiate an inspection period, often 7 to 14 days, to complete inspections and review documents. During this time, your lender starts underwriting and orders an appraisal. In faster markets the inspection window may be shorter, so plan your scheduling in advance.
4) Inspections and repair talks
Complete your general home inspection and any specialty inspections that fit the property. Based on findings, you may request repairs, ask for credits, or cancel within the timelines set by the contract. Clear, documented requests help both sides resolve issues quickly.
5) Appraisal and loan approval
If the appraisal meets or exceeds the contract price, your loan should move forward. If it comes in low, you and the seller can renegotiate or you can bring additional funds if you choose. Your lender will clear final conditions and prepare your loan documents.
6) Final prep for closing
You will receive the Closing Disclosure at least 3 business days before closing for most mortgage loans. Review it carefully, compare it to your Loan Estimate, and ask questions early. Plan a final walk-through 24 to 48 hours before closing to confirm the home’s condition and any agreed repairs.
7) Closing day
In Georgia, closings are handled by a title company or closing attorney. You will sign loan and closing documents, pay closing costs, and the seller will sign the deed. Once funds disburse and the deed is recorded with Fulton County, you become the owner.
Key contract terms to know
Inspection contingency
This gives you time to inspect and negotiate repairs or credits. The contract sets deadlines and remedies if you and the seller cannot agree. Your agent will guide you on what is typical in Roswell and how to protect your interests.
Financing contingency
This protects you if your loan cannot be approved by a set date. It outlines your obligations to pursue financing in good faith and states what happens if approval is not obtained.
Appraisal contingency
If the appraisal is lower than the contract price, you can renegotiate, contribute cash, or cancel if allowed by the contract. Your lender’s requirements often guide this step.
Title and HOA review
You will receive a title commitment that outlines recorded items like easements and covenants. In neighborhoods with HOAs, review covenants, bylaws, financials, and any assessments before you commit.
Georgia forms and consumer resources
Many agents use standardized forms from Georgia REALTORS. For consumer protection and licensing information, visit the Georgia Real Estate Commission. For properties built before 1978, federal rules require a lead-based paint disclosure and EPA pamphlet; see the EPA’s lead disclosure guidance.
Inspections to consider in Roswell
Core inspections
- General home inspection covering structure, roof, electrical, plumbing, HVAC, and more
- Wood-destroying insect/termite inspection
- Sewer scope for older areas, and septic inspection if the home uses a septic system
- Radon testing, plus mold testing if there are concerns or visible signs
- Roof and chimney inspection, and pool inspection if applicable
- Flood zone check using FEMA and, if needed, elevation review
For a comprehensive overview of what inspectors evaluate, review consumer resources from ASHI.
Title, closing, and recording
Your closing agent will complete a title search and issue a title commitment that lists exceptions like easements and covenants. Lenders require lender’s title insurance, and buyers are advised to consider an owner’s policy for added protection. For clear explanations, explore resources from the American Land Title Association.
At closing, the deed and mortgage are recorded with the Fulton County Clerk’s office. For recording information and public records, visit the Fulton County Clerk of Superior Court.
Closing disclosure and timing
Under federal TRID rules, lenders must deliver your Closing Disclosure at least 3 business days before closing. Use that time to review final numbers, confirm cash to close, and ask questions. Learn more in the CFPB’s guide to the Closing Disclosure.
Typical buyer costs
Buyer closing costs usually include lender fees, appraisal, title insurance, escrow/title services, recording, prepaid taxes and insurance, and any HOA transfer fees. Total buyer costs, excluding the down payment, commonly range from about 2% to 5% of the purchase price, depending on loan type, rate options, and negotiations. Seller-paid credits are negotiable and can offset some of your costs. Taxes, HOA dues, and utilities are typically prorated at closing.
Local taxes and homestead exemptions
Roswell homeowners pay Fulton County property taxes, plus city and school portions for homes inside city limits. Rates change from year to year, so verify the current millage and bill structure with the Fulton County Tax Commissioner. If you will live in the home as your primary residence, ask about homestead exemptions that may lower your tax bill and review application deadlines.
Smart tips for first-time buyers
- Work with a local lender familiar with Atlanta-area underwriting and timelines.
- Set aside funds for immediate repairs or upgrades, especially for older homes.
- Check flood zone status early and price any required flood insurance.
- Request HOA documents and financials as soon as you are under contract.
- Review your title commitment promptly and ask the closing agent to explain exceptions.
Work with a local guide
Buying your first home is a big step, and you deserve calm, clear guidance at every turn. With hands-on service, neighborhood insight, and a trusted network of lenders, inspectors, and closing partners, you can move from preapproval to keys with confidence. If you are relocating from out of state, coordinated support makes the process even smoother. Ready to start your Roswell search? Connect with Aracelis Sanchez for a friendly, step-by-step plan tailored to you.
FAQs
How long does it take to buy a home in Roswell?
- Most purchases take about 21 to 45 days from contract to closing, depending on financing, appraisal timing, and negotiations.
Which inspections are most important for older Roswell homes?
- A general home inspection plus termite, sewer scope, roof and chimney, and radon testing are common, with septic inspection if the property is on septic.
Do I need flood insurance for a Roswell home near the river?
- It depends on the property’s FEMA flood zone; check the address on FEMA’s map and ask your lender and insurer for requirements and costs.
What should I expect to pay in buyer closing costs in Fulton County?
- A typical range is 2% to 5% of the purchase price, covering lender fees, appraisal, title services, recording, and prepaid taxes and insurance.
How do homestead exemptions work in Fulton County?
- If the home is your primary residence and you qualify, you can apply with the Fulton County Tax Commissioner to reduce your taxable value, subject to deadlines and rules.
What is the Closing Disclosure and when will I receive it?
- The Closing Disclosure details your final loan terms and costs, and under federal rules you must receive it at least 3 business days before closing.
