Buyer Closing Costs in Kennesaw & Cobb County: What You'll Actually Pay
What Do Buyers Pay at Closing in Cobb County, Georgia?
In Cobb County, buyers typically pay between 2% and 5% of the purchase price in closing costs. On a $375,000 home — close to the Kennesaw median — that works out to $7,500–$18,750 out of pocket at the closing table. The exact number depends on your loan type, lender fees, and which specific costs you negotiate with the seller.
TL;DR
- Cobb County buyers pay 2%–5% in closing costs — on a $375K home, expect $7,500–$18,750.
- Georgia's intangible recording tax is 0.3% of your loan amount ($1,050 on a $350K loan) — non-negotiable.
- Georgia requires attorney-supervised closings; attorney fees run $800–$1,200 in the Atlanta metro.
- Prepaids (insurance, taxes, interest) often surprise buyers — budget an extra $3,000–$5,000 on top of lender fees.
- You can ask the seller to cover a portion of closing costs — this is a real negotiation lever in the current market.
Closing costs are one of the biggest surprises for first-time buyers — and even repeat buyers who haven't purchased in a few years. They're separate from your down payment, they're due at closing, and they add up faster than most people expect.
Here's a line-by-line breakdown of what you'll actually pay when buying a home in Kennesaw or anywhere in Cobb County.
Cobb County Closing Costs for Buyers: The Line-by-Line Breakdown
Closing costs fall into four buckets: lender fees, title and attorney fees, Georgia-specific taxes, and prepaids. Each one is predictable — if you know what to look for.
Lender Fees: What Your Bank or Mortgage Company Charges
Your lender will send you a Loan Estimate within three business days of your application. These are the fees you'll typically see:
- Loan origination fee: 0.5%–1.5% of the loan amount. On a $350,000 loan, that's $1,750–$5,250. Some lenders advertise "no origination fee" and compensate with a higher interest rate — make sure you're comparing total cost, not just the rate.
- Underwriting and processing fees: $500–$1,500, depending on the lender.
- Appraisal fee: $400–$800. Required by most lenders to confirm the home's value.
- Credit report fee: $25–$75. Small, but it shows up.
Shop at least two or three lenders before committing. Lender fees vary significantly even on the same loan amount, and a quarter-point difference in rate can matter a lot over a 30-year mortgage.
Title and Attorney Fees: Georgia Is an Attorney State
Georgia law requires that a licensed Georgia attorney supervise every real estate closing. That's different from many states where title companies handle the transaction. In the Marietta and Kennesaw area, attorney closing fees typically run $800–$1,200 as a flat fee.
You'll also pay for a lender's title insurance policy — required by nearly every mortgage lender. This protects the lender (not you) if a title defect surfaces after closing. Expect 0.2%–0.5% of the loan amount, which on a $350K loan comes to roughly $700–$1,750.
Owner's title insurance, which protects you, is optional in Georgia but worth considering. It's often available at a nominal additional cost when purchased simultaneously with the lender's policy.
Recording fees — charged by Cobb County to record the deed and security deed — are typically $100–$300 total.
Georgia-Specific Taxes: The Intangible Recording Tax
This is the one that surprises most buyers coming from out of state.
Georgia imposes an intangible recording tax on long-term mortgage notes. The rate is $1.50 per $500 of the loan amount — which works out to 0.3% of your loan amount. On a $350,000 loan, you'll pay $1,050 at closing. On a $400,000 loan, $1,200.
Unlike some fees, this one is set by state law and non-negotiable. There's no way around it if you're financing the purchase.
One notable update: as of mid-2025, loans with maturities of 62 months or less are generally exempt from this tax. That's not relevant for a standard 30-year mortgage, but worth knowing if you're exploring shorter-term financing options.
Georgia does not impose a Real Estate Transfer Tax on buyers (that's a seller cost). But the intangible tax is your equivalent — and it's one of the reasons I always recommend running the full closing cost estimate before making an offer, not after.
If you're curious about what the seller pays on their side, I covered the full breakdown in what you'll net from selling a home in Kennesaw.
Prepaids and Escrow Reserves: The Budget Line Most Buyers Miss
Prepaids aren't fees — they're costs you'd pay anyway as a homeowner, just accelerated to the closing date. But they're real cash out of pocket.
- Homeowner's insurance: Your first year's premium, paid in full at closing. For a typical Kennesaw home, expect $1,800–$3,500 depending on the home's size, age, and coverage. Insurance costs in the North Atlanta suburbs have increased notably over the last few years — if you want the full picture on property insurance costs, I've covered this in detail in Kennesaw property taxes and insurance for 2026.
- Prepaid interest: Interest on your loan from the closing date through the end of the month. If you close on June 15, you're prepaying 15–16 days of interest. On a $350,000 loan at 7%, that's roughly $1,000.
- Escrow reserves: Your lender will require you to fund an escrow account at closing — typically 2–3 months of property taxes and homeowner's insurance. For a Cobb County home assessed at $350K, that could be another $2,500–$4,500 upfront.
All in, prepaids and reserves routinely add $4,000–$8,000 to what buyers need to bring to closing — on top of the down payment and all other fees.
Putting It Together: What a Kennesaw Buyer Actually Pays
On a $375,000 home with a $337,500 loan (10% down), here's a realistic estimate:
| Cost Item | Estimated Amount |
|---|---|
| Loan origination (1%) | $3,375 |
| Underwriting / processing | $800 |
| Appraisal | $600 |
| Attorney closing fee | $1,000 |
| Lender's title insurance | $900 |
| Recording fees | $200 |
| Intangible recording tax (0.3%) | $1,013 |
| First year homeowner's insurance | $2,400 |
| Prepaid interest (15 days @ 7%) | $975 |
| Escrow reserves (2 months) | $2,000 |
| Total Estimate | ~$13,263 |
That's about 3.5% of the purchase price — right in the middle of the typical range. Your actual number will vary based on your lender, insurance premium, and closing date. Some buyers negotiate to have the seller cover a portion of these costs — in today's market, that's a real option worth exploring.
Explore neighborhood-specific buyer resources for Acworth, Marietta, and all communities at masoudpour.com.
Frequently Asked Questions
Can the seller pay my closing costs in Georgia?
Yes. You can negotiate a seller concession — a credit toward your closing costs — as part of your offer. In the current Cobb County market, seller concessions are common, especially when a home has been sitting for more than 30 days. How much you can ask for depends on the loan type: conventional loans typically allow 3%–6% of the purchase price in seller concessions, FHA loans allow up to 6%. Your offer strategy matters here. For community-specific market conditions, see the Kennesaw buyer guide.
What does a Georgia attorney closing fee cover?
The attorney supervises the closing, conducts the title search, prepares the closing documents, and handles disbursement of funds. It's not optional — Georgia law requires attorney supervision for all real estate closings. The fee typically ranges from $800–$1,200 in the Atlanta metro area and is paid at closing.
How do I compare closing cost estimates between lenders?
Request a Loan Estimate from each lender on the same day, for the same loan amount and program. Look at Section A (origination charges), Section B (services you cannot shop for), and Section C (services you can shop for — including the attorney). Your lender's "cash to close" figure at the bottom of Page 2 is the number that matters. For more on how new construction closings compare, read new construction vs. resale in Kennesaw and Acworth.
Do I need a home inspection before closing?
In Georgia, the GAR contract includes a Due Diligence period — typically 7–10 days — during which you can conduct inspections and back out for any reason with your earnest money refunded. A standard home inspection runs $400–$600 and is paid directly to the inspector, not at closing. I wrote a full breakdown of how the Georgia due diligence period works in Georgia's due diligence period for Kennesaw buyers.
What's the biggest closing cost surprise for Kennesaw buyers?
The two that catch people off guard most often are the intangible recording tax (0.3% of loan amount) and the escrow reserve requirement — two to three months of property taxes and insurance that you fund at closing in addition to your first year's insurance premium. Together those can add $3,500–$6,000 that buyers didn't budget for. The full picture on what property taxes look like in Cobb County is at masoudpour.com or in the Kennesaw property taxes and insurance guide.
Closing costs are predictable — once you know the framework. The key is to get a full estimate before you make an offer, not after, so you're not surprised at the closing table.
Whether you're buying your first home in Kennesaw or relocating to the area, I'll walk you through exactly what to expect — including how to negotiate so you're not paying more than you have to.
