Closing Costs in Kennesaw and Marietta: What Buyers and Sellers Pay
What are the closing costs for buyers and sellers in Kennesaw and Marietta, Georgia?
In Kennesaw and Marietta, buyers typically pay 2%–5% of the purchase price in closing costs — roughly $8,000–$20,000 on a $400,000 home. Sellers pay more when you include commissions: expect 3%–5% in non-commission closing costs on top of agent fees. Georgia requires attorney closings, an intangible recording tax on mortgages paid by buyers, and a Real Estate Transfer Tax paid by sellers. Knowing these numbers before you sit down at the closing table is the difference between a smooth close and a last-minute scramble.
- Buyers in Kennesaw and Marietta typically pay 2%–5% at closing — $8,000–$15,000 on a $400,000 home, not counting the down payment.
- Georgia's intangible recording tax adds $1,050–$1,200 for buyers financing $350,000–$400,000.
- Sellers owe the Real Estate Transfer Tax — approximately $399 on a $400,000 sale.
- Georgia requires a licensed real estate attorney to conduct every closing — budget $750–$1,250.
- Lender fees vary by lender; comparing two or three Loan Estimates can save $1,000–$2,000 before you ever reach the table.
Closing costs catch a lot of buyers and sellers off guard — not because they're hidden, but because no one explains them clearly before you're sitting at the closing table.
In Georgia, the costs break down differently than most states. Buyers face a mortgage intangible tax that most people never hear about until their Loan Estimate arrives. Sellers own the transfer tax. And both sides pay for a closing attorney — because Georgia is an attorney-closing state, which means a licensed real estate attorney must conduct every closing.
Here's exactly what you'll pay in Kennesaw and Marietta, line by line.
Buying in Kennesaw and Marietta: Your Full Closing Cost Breakdown
With median home prices hovering around $400,000–$440,000 in Cobb County right now, buyers should plan for $8,000–$18,000 in closing costs on a typical purchase. Here's where that money goes.
Georgia's Intangible Recording Tax: The Cost Most Out-of-State Buyers Miss
Most buyers from out of state have never heard of this one. Georgia charges $1.50 for every $500 of your loan amount — that's 0.3% — as an intangible recording tax on the security deed.
On a $350,000 mortgage: $1,050.
On a $400,000 mortgage: $1,200.
It's paid at closing. It's non-negotiable. Budget for it.
One caveat worth knowing: as of July 1, 2025, loans with a term of 62 months or less are exempt. Standard 30-year mortgages still owe the tax.
Lender Fees
Lender fees are typically the largest line item on the buyer's side of the ledger. Expect:
- Origination fee: 0.5%–1% of the loan amount
- Appraisal: $400–$600
- Credit report: $30–$75
- Underwriting fee: $400–$900
These vary by lender. Getting pre-approved with two or three lenders and comparing Loan Estimates side by side is the most direct way to reduce this cost before you ever make an offer.
Title Insurance
Georgia is a file-and-use state, which means title companies can negotiate their rates — unlike Texas or Florida, where rates are set by law. Lender's title insurance is required whenever you're financing. Owner's title insurance is optional but worth having.
For a $400,000 purchase, expect:
- Lender's title policy: ~$700–$900
- Owner's title policy: ~$1,450 (approximately $3.65 per $1,000 of coverage)
Because rates are negotiable, ask your closing attorney for a quote from more than one title insurer.
Closing Attorney Fee
Georgia requires a licensed real estate attorney to conduct every closing — no title company closings, no escrow-only closings. Most attorneys charge a flat fee of $750–$1,250 for a straightforward purchase transaction. Buyers and sellers typically each pay their own attorney fee, though some attorneys represent both parties at a reduced combined cost.
Prepaid Items and Escrow
These aren't technically closing costs, but they show up on your Closing Disclosure and add to your out-of-pocket total at the table:
- Homeowners insurance: 12 months prepaid upfront
- Property tax escrow: 2–6 months depending on where you are in the tax calendar
- Prepaid mortgage interest: From your closing date to the end of that month
In Cobb County, property tax rates vary by city. For a full picture of ongoing ownership costs, see our breakdown of Kennesaw property taxes and insurance in 2026.
Buyer Closing Costs: What to Budget
| Cost Item | Estimated Range |
|---|---|
| Intangible recording tax | $1,050–$1,200 |
| Lender fees (origination, appraisal, underwriting) | $2,000–$5,000 |
| Lender's title insurance | $700–$900 |
| Owner's title insurance (optional) | $1,200–$1,500 |
| Closing attorney fee | $750–$1,250 |
| Prepaid items (insurance, taxes, interest) | $2,500–$4,500 |
| Total | $8,200–$14,350 |
On a $400,000 purchase with 20% down, budget $8,000–$15,000 to bring to closing in addition to your down payment.
Selling in Kennesaw and Marietta: A Line-by-Line Cost Breakdown
Sellers face a different cost structure. Here's what comes out of your proceeds before the check hits your account. For a full picture of what you actually walk away with, see our step-by-step guide to net proceeds from selling a home in Kennesaw.
Georgia Real Estate Transfer Tax
Sellers pay Georgia's Real Estate Transfer Tax at closing. The rate: $1.00 per $1,000 of the sale price, then $0.10 for each additional $100.
On a $400,000 sale: approximately $399.
It's modest relative to other line items — but it belongs on your cost list.
Real Estate Agent Commissions
Post-NAR settlement rules changed how commission is structured. There's no longer a standard formula automatically built into every transaction. You negotiate your listing agent's fee directly. Buyer's agent compensation is now handled separately — negotiated between the buyer and their agent, not automatically folded into the seller's costs.
In practice, many sellers in Cobb County still offer buyer-side compensation as part of their offer strategy to attract competitive buyers. Your specific situation depends on your home's condition, location, and market timing — that's where a local market analysis makes all the difference.
Closing Attorney Fee (Seller's Portion)
The seller typically pays a portion of the closing attorney's fee as well. On a standard Cobb County transaction, expect $500–$1,000 on the seller's side.
Seller Concessions
When a buyer negotiates for closing cost assistance — common in buyer-favorable markets or with FHA and VA buyers — that credit comes out of your proceeds at closing. Seller concessions in Cobb County currently run 1%–3% of the purchase price when offered.
Seller Non-Commission Costs: What to Budget
| Cost Item | Estimated Range (on a $400K sale) |
|---|---|
| Real Estate Transfer Tax | ~$399 |
| Closing attorney fee (seller's portion) | $500–$1,000 |
| Title search / recording fees | $300–$600 |
| Seller concessions (if negotiated) | $0–$12,000 |
| Non-commission total | $1,200–$14,000 |
Add your agent's commission on top to calculate total proceeds impact. Your exact net depends on your loan payoff, what you agreed to pay, and what you negotiated in the offer. Our net proceeds guide walks through the math step by step.
Who Pays What in Georgia: The Default Rules Under the GAR Contract
Under Georgia's standard GAR contract:
- Buyer pays: Intangible recording tax, lender fees, lender's title insurance, buyer's attorney fee, prepaid items
- Seller pays: Real Estate Transfer Tax, seller's attorney fee portion, recording fees
- Negotiable: Owner's title insurance, seller concessions, buyer's agent compensation
Unlike states where these customs are informal, Georgia's GAR contract spells them out explicitly. Deviations require written agreement — typically through an amendment to the contract.
One important distinction: closing costs are separate from inspection-related repair credits or price adjustments that can come out of the Georgia Due Diligence period. If you're still getting familiar with how that works, our guide to the Georgia Due Diligence period in Kennesaw explains the full timeline and what's negotiable.
For a broader look at the West Cobb market and what communities are active right now, explore all of our community guides at masoudpour.com.
Frequently Asked Questions
Buyers in Kennesaw typically pay 2%–5% of the purchase price at closing, not including the down payment. On a $400,000 home, plan for $8,000–$15,000 in cash to close. The largest line items are lender fees, Georgia's intangible recording tax, title insurance, and prepaid escrow items. Comparing Loan Estimates from multiple lenders before you make an offer is the fastest way to reduce what you'll owe.
Both sides pay closing costs — just different ones. Sellers in Georgia owe the Real Estate Transfer Tax, their portion of the attorney fee, and any concessions agreed to in the contract. Buyers cover lender fees, the intangible recording tax, title insurance, and prepaid items. For a full breakdown of what sellers actually keep, see the net proceeds guide for Kennesaw and Marietta sellers.
Several line items are negotiable. Seller concessions — where the seller credits the buyer for part of their closing costs — are common in slower markets and with FHA or VA loans. Title insurance rates are negotiable in Georgia since it's a file-and-use state. Lender fees vary widely; getting two or three Loan Estimates side by side can save you $1,000–$2,000. For community-specific market context, visit masoudpour.com.
It's a state tax of $1.50 per $500 of your loan amount (0.3%) that buyers pay at closing on the security deed. On a $350,000 loan, that's $1,050. On a $400,000 loan, $1,200. It applies to long-term notes secured by real estate — meaning any standard 30-year mortgage. As of July 1, 2025, loans with a term of 62 months or less are exempt.
State and lender-based costs are consistent across Cobb County. Local differences show up in recording fees and property tax escrow, which depend on the county tax rate and where you are in the billing cycle. Buyers purchasing in Acworth near the Cherokee County line should confirm which county the property falls in — Cherokee County recording rules differ from Cobb's. Robert works throughout the Marietta, Kennesaw, and Acworth corridor and can walk you through the specifics for your property.
Closing costs in Kennesaw and Marietta follow a predictable framework — but your specific total depends on your purchase price, loan type, and what you negotiate. The difference between a buyer who plans ahead and one who gets the number cold at the closing table can be $3,000–$5,000.
I work with buyers and sellers throughout Kennesaw, Marietta, Acworth, and the broader West Cobb corridor. When you're ready to map out your actual costs, schedule a 15-minute consultation and we'll go through the numbers together.
