Start with the price, then add everything that isn’t the price. Your cash to close is the down payment (or the full purchase balance if you’re paying cash), less earnest money already paid, plus lender charges, attorney and title fees, insurance, tax prorations, and escrow deposits. Ask a real estate attorney for an estimated settlement statement early.
How much cash do you need to purchase a home in Savannah?
The cash you need to purchase a home in Savannah is your down payment plus everything else on the settlement statement: lender fees, real estate attorney charges, title work, insurance, property-tax prorations, and escrow deposits, less any earnest money you’ve already paid. There is no single local figure, because price, loan type, and whether the property sits in Chatham or Bryan County all move the total. A cash buyer skips the down payment and lender fees but still brings the full purchase balance plus the closing charges.
Key Takeaways
- Homes sold in the Savannah Historic District over the 90 days to November 2026 had a median sale price of $387,500 (based on 10 sales), and price is the starting point for your cash needs, not the answer.
- For a cash purchase, the core math is the contract price minus earnest money already paid, plus the charges, prorations, and prepaid items on the closing attorney’s final statement.
- Georgia closings commonly run through a real estate attorney, so the attorney’s settlement statement, not a rule of thumb, sets your final wire amount.
- Chatham and Bryan County properties can carry different assessed values, millage rates, and tax bills, so confirm the parcel’s county before you budget.
- Bryan County scheduled its 2026 property-tax bills to be mailed by mid-October 2026, with payment due December 15, 2026, which can affect tax prorations at closing.
What makes up the cash you need to close on a financed purchase?
Your cash to close is your down payment plus closing charges and prepaid items, minus the earnest money you’ve already put down and any seller credit you’ve negotiated. The down payment is usually the largest line, but I’ve watched buyers get surprised by how much the other lines add up to. Here’s what each piece is.
The down payment
Your loan program sets the minimum down payment, and your lender will tell you the exact requirement for your scenario. Putting down more reduces the loan amount and the monthly payment, but it also raises the cash you need on closing day. Decide on that trade-off before you shop, not after you’re under contract.
Lender and loan charges
Financing comes with its own fees: items like the appraisal, credit report, and loan origination charges. These are itemized on the Loan Estimate your lender provides, and they differ from lender to lender. Compare estimates from more than one lender before you commit.
Attorney, title, and recording charges
In Georgia, closings and settlement are handled by a real estate attorney. The attorney handles title work, recording, tax prorations, and payoff coordination, and the charges depend on your transaction. There is no single statewide fee schedule I can hand you, which is exactly why I ask for an estimate early.
One more item to know about: any deed-related transfer tax. Who bears it is a contract term that is commonly negotiated, so confirm it in your own contract and with your attorney. The Georgia Department of Revenue is the place to verify the current rule.
Insurance, property taxes, and escrow deposits
Expect to pay a homeowners insurance premium and, depending on the closing date and contract, prorated or prepaid property taxes. If your lender sets up an escrow account, you’ll make an initial deposit into it too. Insurance deserves early attention, and I explain the timing in my post on when buyers should get homeowners insurance quotes in Savannah.
If the home sits near the water, I want you to understand the flood zone and insurance picture before you fall for the view, because that premium shows up in your closing cash.
Seller credits and concessions
A seller may agree to a credit toward your costs, but it’s negotiated, never automatic. Whether it’s realistic depends on the home, the offer, and the market. I cover how those credits work in my seller concessions guide, and my closing costs breakdown explains the categories in more depth.
How much does a cash buyer need to bring to purchase a home in Savannah?
A cash buyer needs the contract purchase price, minus earnest money already paid, plus the transaction charges, prorations, and prepaid items shown on the closing attorney’s final statement. I use the phrase “cash to close” for these buyers, not “down payment,” because there’s no down payment and no lender underwriting.
You skip the lender fees, but you still bring funds for:
- The balance of the purchase price
- Attorney and title charges, plus recording-related charges
- Homeowners insurance premiums
- Property-tax prorations and any prepaid taxes
- Inspection or survey charges, when you order them
- Association charges, if the property has an HOA
Paying cash doesn’t shrink the paperwork as much as people expect. Title work still has to be done, and the contract dates still control your calendar. Cash can remove lender underwriting from the timeline, but I wouldn’t promise any specific closing speed, since it depends on the title work and the terms you and the seller agree to.
Protect the wire
Ask your closing attorney for an estimated settlement statement early, then confirm the final wire amount using wiring instructions you’ve verified independently with the attorney’s office. Never act on wiring instructions that simply arrive by email without calling the attorney’s known number first.
Does Chatham County or Bryan County change the cash you need?
Yes. A property in Chatham County and one in Bryan County can have different assessed values, millage rates, tax bills, and insurance considerations, so the same price can produce a different cash-to-close figure. Identify the parcel’s county first. A Savannah mailing address doesn’t always answer the county question, and the parcel’s official jurisdiction controls. Richmond Hill, for example, is in Bryan County.
Timing matters too. Bryan County said its 2026 property-tax bills were scheduled to be mailed by mid-October 2026 and are due December 15, 2026, per the Bryan County Tax Commissioner. Whether that affects your closing depends on your closing date, your contract, and whether the taxes have been billed or paid. Your attorney’s statement will show the proration.
Price is the biggest swing factor
Before any closing charge, the purchase price drives your down payment or your balance due. Recent local market data shows how far that starting number moves from one area to the next. These are area-level medians for homes sold over the trailing 90 days to November 2026, and an individual home’s value depends on condition, street, and timing.
| Area | Median Sale Price |
|---|---|
| Savannah Historic District | $387,500 |
| Ardsley Park | $740,000 |
| Skidaway Island | $830,000 |
| Tybee Island | $562,500 |
| Wilmington Island | $417,450 |
| Whitemarsh Island | $389,900 |
In the Savannah Historic District, recent local market data shows 48 homes for sale now, with a median of 42 days from listing to going under contract for homes sold over the trailing 90 days. That pace means a good home can move before you’ve lined up your funds. Statewide, Georgia REALTORS® data reported by Savannah CEO showed 4.9 months of supply in June 2026. That is a statewide figure, not a local one, so use it as context only.
How do you get your real number before you write an offer?
Gather your estimates in writing before you tour seriously, so the number you budget is the number you wire. Every situation is different, and the only way to know for sure is to run the figures with someone who knows this market. This is how I walk my clients through it:
- Pick a realistic price range and, if you’re financing, get a Loan Estimate from your lender for that range.
- Identify the county of each property you like, Chatham or Bryan, and ask about that parcel’s tax situation.
- Get an insurance quote early so the premium isn’t a surprise at closing.
- Request an estimated settlement statement from the real estate attorney once you’re under contract.
- Decide on earnest money and any credit request with me before the offer goes in, since both change your cash to close.
- Verify wiring instructions by phone with the attorney’s office before you send anything.
If you’d like help putting these pieces together for a specific home, my team and I will build the estimate with you. The buyer questions I hear most are a good place to start.
Want to hear how past clients describe the process? Read Heather’s reviews on Google, Zillow, and Realtor.com.
FAQ
How much cash do I need to buy a house in Savannah without a mortgage?
You need the full purchase price, minus earnest money already paid, plus the charges, prorations, and prepaid items on the closing attorney’s final statement. There is no down payment, but attorney and title charges, insurance, and tax prorations still apply. Ask the attorney for an estimated settlement statement early.
What closing costs does a cash buyer pay in Georgia?
A cash buyer pays the transaction charges that apply to the deal, even without lender fees. Those can include attorney and title charges, recording-related charges, insurance premiums, property-tax prorations, and association charges. Who pays certain items is contract-dependent, so check your contract and your attorney’s statement.
Are closing costs different in Chatham County and Bryan County?
They can be, mainly because assessed values, millage rates, and tax bills differ between the two counties. The price, loan type, and contract terms matter just as much. Confirm the parcel’s county first, then ask your attorney how taxes will be prorated.
Do cash buyers have to pay property taxes at closing?
Not always as a lump sum, but the closing statement may include a tax proration or prepaid taxes depending on the closing date and whether the taxes have been billed or paid. In Bryan County, 2026 bills were scheduled to be mailed by mid-October 2026 and are due December 15, 2026. Your attorney’s statement shows exactly what applies to your closing.
How quickly can a cash buyer close on a Savannah home?
Cash can remove lender underwriting from the timeline, but there is no standard local closing timeline I can promise. Title work, the contract’s dates, and the seller’s needs still set the calendar. Have your funds ready and your attorney engaged as soon as you’re under contract.
The short version: your cash to close is a calculation, not a guess, and it’s different in every transaction. If you’re ready to purchase a home in Savannah or the surrounding Coastal Georgia communities, I’ll help you build a realistic number before you write an offer. Schedule a consultation or request a free home evaluation if you also have a home to sell.
Equal Housing Opportunity. Heather Murphy, Associate Broker; affiliated with Keller Williams Coastal Area Partners. Regulated by the Georgia Real Estate Commission. This article is general information, not legal, tax, or financial advice; confirm your own numbers with your real estate attorney, tax advisor, or lender.
