Buyer Closing Costs in Kennesaw and Marietta: What to Expect in 2026
What Do Buyers Pay in Closing Costs in Kennesaw and Marietta?
Buyers in Kennesaw and Marietta typically pay between 2% and 5% of the purchase price in closing costs. On the area's median home price of around $400,000–$445,000, that works out to $8,000–$22,000 due at closing — separate from your down payment. The biggest cost drivers are lender fees, Georgia's intangible recording tax, attorney fees, and prepaid items like homeowners insurance and property tax escrow.
- Expect to pay 2–5% of the purchase price in closing costs on top of your down payment.
- On a $400,000 home with a $320,000 loan, budget roughly $10,000–$14,000 for closing costs.
- Georgia's intangible recording tax costs $1.50 per $500 of loan — about $960 on a $320K loan.
- Georgia is an attorney-closing state; attorney fees run $700–$2,000 and are required by law.
- Seller concessions are possible — your agent can read the market and advise on whether to ask.
Buying in Kennesaw and Marietta: The 2026 Closing Cost Overview
Most buyers are prepared for the down payment. What catches them off guard is the second check — closing costs — due at the same table.
In Kennesaw, the median home price sits around $400,000 in 2026. In Marietta, it's closer to $445,000. At those price points, closing costs ranging from 2% to 5% mean $8,000 to $22,000 out of pocket — before you've replaced a single appliance or painted a single wall.
The actual number depends on your loan size, lender, closing date, and whether you negotiate seller concessions. Here's what each line item looks like.
Georgia Buyer Closing Costs: A Line-by-Line Breakdown
Lender Fees
Your lender controls the most variable portion of your closing costs.
- Loan origination fee: 0.5%–1% of the loan amount. On a $320,000 loan, that's $1,600–$3,200.
- Underwriting fee: $500–$800 — the lender's charge for processing and approving your loan.
- Appraisal fee: $300–$500, paid to a third-party appraiser to confirm the home's value.
- Credit report fee: $25–$50.
Shop at least two to three lenders before committing. Origination fees and points vary more than most buyers realize.
Georgia's Intangible Recording Tax
This is the one that surprises out-of-state buyers most.
Georgia charges an intangible recording tax on mortgage loans: $1.50 per $500 of the loan amount. On a $320,000 mortgage, you'll pay $960 at closing. It's not optional, and it's not negotiable — it goes to the state.
Title and Attorney Fees
Georgia is an attorney-closing state. A licensed real estate attorney must oversee the closing — you don't have the option of using a title company without attorney involvement.
- Closing attorney fee: $700–$2,000 depending on the firm and transaction complexity.
- Lender's title insurance: typically $1,200–$2,000 on a $320,000 loan, protecting the lender from title defects.
- Owner's title insurance: optional in Georgia but strongly recommended — runs $500–$1,000 and protects your equity.
- Title search: $150–$400 to verify the seller has clear, marketable title.
- Recording fees: $100–$200, paid to Cobb County to record the deed and mortgage.
Prepaid Items and Escrow Accounts
Prepaids aren't fees — they're real costs you'd pay anyway, collected upfront to fund your escrow account and cover the gap before your first mortgage payment.
- Homeowners insurance (12 months): $1,200–$1,800 paid in full before or at closing.
- Prepaid mortgage interest: covers daily interest from your closing date through the end of the month. Closing earlier in the month means more prepaid interest; closing on the last few days means less.
- Property tax escrow: lenders typically collect 2–3 months of property taxes upfront. In Cobb County, budget $600–$1,000 depending on your assessed value.
For a detailed look at property tax rates in this area, see Kennesaw property taxes and insurance in 2026.
Kennesaw vs. Marietta: How the Closing Numbers Compare
On a $400,000 home in Kennesaw with a $320,000 loan (20% down), here's a realistic estimate:
| Cost Item | Estimated Amount |
|---|---|
| Loan origination (0.75%) | $2,400 |
| Underwriting fee | $650 |
| Appraisal | $450 |
| Georgia intangible tax | $960 |
| Closing attorney fee | $1,200 |
| Lender's title insurance | $1,500 |
| Title search + recording | $500 |
| Homeowners insurance (12 mo.) | $1,400 |
| Prepaid interest (~15 days) | $700 |
| Property tax escrow (2 mo.) | $800 |
| Total estimated | ~$10,560 |
In Marietta at a $445,000 purchase with $356,000 financed, the same cost categories scale to roughly $11,500–$13,500.
These are estimates. Your Loan Estimate — issued within three business days of application — will show your lender's specific fees. Compare it carefully against your Closing Disclosure before the closing table.
How to Lower Your Closing Costs as a Georgia Buyer
Negotiate seller concessions. In the GAR contract, you can ask the seller to contribute toward your closing costs. In today's market across Acworth and greater Cobb County, sellers are sometimes open to $3,000–$8,000 in concessions — particularly on homes that have sat longer than average. Your agent reads the market on this; asking in a competitive multiple-offer situation can cost you the deal.
Shop your lender. Origination fees, discount points, and underwriting fees are set by the lender — not the state. Getting quotes from three lenders takes an afternoon and can save $2,000–$4,000.
Time your closing date. Closing on the 27th instead of the 3rd can reduce prepaid interest by several hundred dollars. It's a small move, but it's free.
Understand the no-closing-cost loan trade-off. Some lenders offer to roll closing costs into the loan or offset them with a higher interest rate. This reduces cash needed at closing, but you'll pay more over time. Run the numbers with your lender before deciding.
If you're weighing new construction versus resale, closing costs can differ significantly between the two. Builders sometimes offer incentives, but the contract terms and underlying fees differ. I break down those trade-offs in detail in my post on new construction vs. resale in Kennesaw and Acworth.
Frequently Asked Questions
Can I ask the seller to pay my closing costs in Kennesaw or Marietta?
Yes — seller concessions are a standard negotiating tool in Georgia's GAR contract. Sellers in Kennesaw and Marietta sometimes contribute $3,000–$8,000 toward buyer closing costs, especially in a softer market. Whether it makes sense to ask depends on the competition for that specific home. Explore both markets and community guides at masoudpour.com.
What is Georgia's intangible recording tax?
It's a state tax on mortgage loans: $1.50 per $500 of your loan amount. On a $320,000 loan, you owe $960 at closing. Unlike lender fees, this one is fixed by state law and goes directly to Georgia — not the lender, attorney, or title company.
How do Cobb County property taxes affect my closing costs?
Your lender will collect 2–3 months of property taxes upfront at closing to seed your escrow account. In Cobb County, budget $600–$1,000 for this escrow contribution. For a full breakdown of ongoing tax costs in this area, see my post on Kennesaw property taxes and insurance in 2026.
Is Georgia an attorney-closing state?
Yes. A licensed Georgia real estate attorney must conduct the closing. Attorney fees ($700–$2,000) are legally required — not optional. This applies across Acworth, Kennesaw, Marietta, and all of Cobb County.
Can closing costs be rolled into my mortgage?
Not directly, but some lenders offer a lender credit — they cover closing costs in exchange for a higher interest rate. You can also ask the seller for concessions or explore loan programs with reduced fees. The right answer depends on how long you plan to stay in the home and your cash reserves after closing.
Closing costs are predictable — the problem is most buyers don't see a real estimate until after they're under contract. Getting clear on these numbers before you write an offer puts you in a much stronger position.
Whether you're buying in Kennesaw or anywhere else in the West Cobb corridor, I'll walk you through exactly what to expect — before you're under contract, not after. Schedule a 15-minute consultation and we'll run the real numbers for your situation.
