Buying or selling in Savannah and wondering what really happens between “under contract” and getting the keys? You’re not alone. The closing process has a lot of moving parts, especially with coastal insurance and HOA paperwork in the mix. In this guide, you’ll learn the Savannah closing process step by step, who does what, what to sign, and how to avoid delays so you can move with confidence. Let’s dive in.
Your Savannah closing timeline
Day 0: Contract and earnest money
Once you and the other party sign the purchase and sale agreement, you are officially under contract. You’ll deliver earnest money per the contract instructions to the listing broker’s trust account or the closing attorney or title company. Your agent will confirm who holds these funds and the deadline for payment.
Days 1–14: Inspections and due diligence
Most contracts include a due diligence period, often 7 to 14 days, where you can order inspections and negotiate repairs or credits. Typical inspections include general home, termite or WDI, HVAC, roof, and septic if applicable. If your contract includes a separate Georgia due diligence fee, it follows the terms you agreed to when the offer was accepted.
Weeks 1–6: Loan application and appraisal
If you are financing, you will complete your loan application and provide income and asset documents. Your lender orders the appraisal, which can take 1 to 3 weeks depending on demand. The underwriter may issue conditions for both buyer and seller to clear before closing.
Early in the process: Title search and commitment
The closing attorney or title company completes a title search to identify any liens, easements, or defects. You will receive a title commitment listing what must be satisfied before closing. Clearing title issues is one of the most common reasons closings get delayed, so starting early matters.
Three business days before closing: Closing Disclosure
For most mortgages, federal rules require your lender to provide the Closing Disclosure at least 3 business days before signing. This is your final summary of the loan terms and closing costs. Review it carefully and ask questions right away if something looks off.
Day before or day of closing: Final walkthrough
You will do a final walkthrough to confirm the home’s condition and verify that agreed repairs are complete. Bring your contract and inspection repair list so you can check items efficiently.
Closing day: Signing and funding
You will sign loan documents and closing statements. The seller signs the deed and any payoff documents. You will bring certified funds or wire money per the settlement agent’s instructions and present a government ID.
Same day or next business day: Recording and keys
The settlement agent records the deed with the Chatham County recording office. Once recorded and the lender has funded, funds are disbursed and keys are typically delivered. Recording cutoffs and bank wire times can affect same-day transfers.
Typical total timeline in Savannah is about 30 to 45 days from contract to close. Shorter and longer timelines are possible depending on financing, inspections, title work, and seasonal demand.
Roles and responsibilities
Buyer
- Complete inspections, secure financing, and obtain homeowner’s insurance.
- Provide lender documents quickly and attend the final walkthrough.
- Bring funds and ID to closing and review the Closing Disclosure.
Seller
- Provide clear title, complete agreed repairs, and share HOA or condo documents if applicable.
- Sign required documents promptly and supply mortgage payoff information.
Real estate agents
- Draft and negotiate the contract and coordinate inspections.
- Track deadlines, request HOA documents, and recommend local vendors.
Lender
- Approve the loan, order the appraisal, issue conditions, and provide required disclosures.
- Fund the loan at closing once conditions are met.
Closing attorney or title company
- Run the title search, prepare closing statements, and manage escrow.
- Record the deed and mortgage, then issue title insurance after recording.
County recording office
- Record deeds and mortgages, collect recording fees and taxes, and provide the recorded deed.
Inspectors, surveyors, and insurance agents
- Deliver inspection reports, surveys if required, and insurance binders so the lender can clear conditions.
What you will sign and pay
Key documents before and at closing
- Signed purchase agreement and any amendments
- Earnest money receipt and escrow instructions
- Inspection reports and the appraisal
- Title commitment plus any curative documents such as lien releases and payoffs
- Loan application, Loan Estimate, and Closing Disclosure if financed
- Seller’s deed and the recorded mortgage for financed buyers
- Homeowner’s insurance binder and flood policy if required
- HOA or condo documents and estoppel letters if applicable
Common closing costs and prorations
- Buyer-side items often include lender fees, appraisal, lender’s title insurance, recording fees, prepaid interest, escrow deposits, prorated property taxes, and HOA dues. An owner’s title policy is optional but commonly purchased.
- Seller-side items often include broker commissions, mortgage payoffs, prorated taxes and HOA assessments, and any agreed concessions.
- Recording fees and any state or county transfer or intangible taxes apply based on the documents recorded. Who pays what is defined by the contract and local custom.
Funds needed at closing
- Most closing funds are wired or delivered via certified or cashier’s check.
- Always confirm wiring instructions directly with the settlement agent using a trusted phone number to avoid wire fraud. Do not rely only on email.
Title insurance
- A lender’s title policy is usually required when you finance.
- An owner’s title policy protects you as the buyer and is commonly purchased at closing. Payment is negotiable and guided by local custom.
Savannah coastal factors that can slow closing
Flood zones and insurance
- Properties in a Special Flood Hazard Area require flood insurance for most loans. Getting a flood determination, an elevation certificate if needed, and binding coverage can add time.
Wind and hurricane risk
- Some insurers and lenders have wind mitigation or construction detail requirements, especially near the coast or on barrier islands such as Tybee. Budget time to shop coverage.
Termite and WDI concerns
- WDI inspections are common across the Southeast. VA loans often require treatment for active infestation. Plan for potential repairs or treatments.
Title issues on older properties
- Historic Savannah neighborhoods sometimes reveal easements, unclear chains of title, or old liens. Clearing issues may require additional documents or time.
HOA and condo packets
- Estoppel letters and community documents can take several business days. Request them early to avoid last-minute surprises.
Survey needs
- Some lenders require a recent survey or mortgage survey. If the seller does not have one, ordering adds time.
Recording hours and cutoffs
- Chatham County recording follows business hours and holiday schedules. Late-day signings can push recording to the next business day.
Earnest money handling
- In Georgia, earnest money is commonly held by the listing broker or the closing attorney or title company per the contract. Confirm deposit timing and refund rules up front.
How to avoid delays
Start title work early
- Ask the settlement agent to begin the title search as soon as you are under contract. Sellers should locate payoff statements and old mortgage documents now.
Lock in insurance quickly
- Contact an insurance agent as soon as your offer is accepted. For flood-prone properties, request the flood determination and bind coverage early.
Stay ahead of lender conditions
- Keep pay stubs, bank statements, and tax returns ready. Respond to underwriter requests within 24 hours when possible.
Plan for appraisal outcomes
- If the appraisal comes in low, you can renegotiate, bring extra funds, or present additional comparable sales for review.
Define repair timelines
- Put repair deadlines in writing and consider credits for minor items to prevent schedule slippage.
Protect your wire
- Call your settlement agent to verify wiring instructions. Do not trust last-minute changes sent by email or text.
Order HOA documents early
- Agents should request estoppel letters and community documents right after contract acceptance.
Buyer checklist before closing
- Order inspections in the first few days.
- Keep lender documents current and respond quickly.
- Secure homeowner’s insurance and flood coverage if required.
- Confirm you receive the Closing Disclosure at least 3 business days before closing.
- Verify wire instructions by phone with the settlement agent.
- Bring a government ID and any requested documents to closing.
Seller checklist before closing
- Complete agreed repairs or arrange credits in writing.
- Provide mortgage payoff details and HOA or condo contacts.
- Locate keys, garage remotes, and appliance manuals.
- Sign requested documents promptly to keep the timeline on track.
- Check for any local compliance items that apply to your property type.
What to expect on closing day in Chatham County
Arrive with your photo ID and be ready to review the final settlement statements. Buyers sign loan notes and closing documents, while sellers sign the deed and payoff forms. Your settlement agent will confirm receipt of funds and coordinate recording. If your closing is late in the day, recording and key delivery may shift to the next business morning.
After closing: recording, keys, and policies
Once the deed is recorded, ownership transfers and funds are disbursed. Buyers receive keys after recording and lenders receive collateral documents. Title insurance policies are issued after recording, which provides protection according to the coverage you purchased.
PCS and fast timelines
If you are a PCS family or working under a tight move-out date, tell your lender and settlement team on day one. Ask about a limited power of attorney if a spouse or service member cannot attend the signing. Build buffer time for insurance binding and HOA documents, and consider short-term storage or a late move-out arrangement if keys will only be released after recording.
Final thoughts
A smooth Savannah closing comes down to clear steps, quick communication, and early action on title, insurance, and lender conditions. With coastal factors and community paperwork in the mix, a disciplined plan keeps you on schedule. If you want a team that understands PCS timelines, VA loans, and Savannah’s neighborhoods from Historic District to Tybee, we are ready to help.
Looking for a local guide to take you from contract to keys with confidence? Connect with the veteran-led pros at Trophy Point Realty Group for a free PCS and relocation consultation.
FAQs
How long does a home closing take in Savannah?
- Most transactions close in about 30 to 45 days, with shorter or longer timelines based on financing, inspections, title work, and seasonal demand.
What is the Closing Disclosure and when do I get it?
- For most mortgages, federal rules require your lender to provide the Closing Disclosure at least 3 business days before closing so you can review final loan terms and costs.
Do I need flood insurance to close in Chatham County?
- If the property is in a Special Flood Hazard Area, most lenders require flood insurance, and binding coverage can add time if you wait too long.
Who holds earnest money in Georgia transactions?
- Earnest money is typically held by the listing broker or by the closing attorney or title company per the purchase agreement.
What funds do I bring to a Savannah closing?
- Bring certified closing funds via wire or cashier’s check per settlement instructions and a government-issued ID for identity verification.
Can I close if I am deployed or out of state?
- Yes, ask the settlement agent and your lender about using a limited power of attorney and arrange remote document signing where permitted.
