Cobb County Buyer Closing Costs: What to Expect in Georgia
What do buyers pay in closing costs in Cobb County, Georgia?
Buyers in Cobb County typically pay 2–4% of the loan amount in closing costs. On a $380,000 home with a $342,000 loan, that's roughly $6,800–$13,700 due at closing. That total includes Georgia's intangible recording tax, a required attorney closing fee, lender fees, title insurance, and prepaid items like homeowners insurance and property taxes. Knowing these numbers before you make an offer puts you in control — not scrambling to fund a gap you didn't see coming.
- Cobb County buyers typically pay 2–4% of the loan amount in closing costs
- Georgia's intangible recording tax is $1.50 per $500 of loan amount — on a $342,000 loan, that's $1,026
- Georgia law requires an attorney to close every real estate transaction; budget $750–$1,250 for that fee
- Lender fees (origination, underwriting, processing) typically run $1,500–$3,000
- You'll prepay 12 months of homeowners insurance and 2–3 months of property taxes at closing
When buyers ask what they need to bring to closing, the first instinct is to think about the down payment. But closing costs are a separate line item — and in Georgia, they come with a few state-specific charges that out-of-state buyers (and some local ones) don't see coming. If you're buying in Kennesaw or Marietta, here's exactly what goes into that closing cost estimate.
Cobb County Closing Costs: The Complete Buyer Breakdown
Closing costs cover three main buckets: lender charges, state and county fees, and prepaid expenses. Most buyers focus on the down payment and treat closing costs as an afterthought — that's a mistake. On a $380,000 home, you could be writing a check for $10,000–$15,000 on top of your down payment.
Georgia's Intangible Recording Tax: What It Is and What You'll Pay
Most states don't have this. Georgia does.
The intangible recording tax is charged on the security deed — the document that gives the lender a claim on your property. The rate is $1.50 per $500 of the loan amount, which works out to 0.3%.
- $300,000 loan: $900
- $350,000 loan: $1,050
- $400,000 loan: $1,200
- $450,000 loan: $1,350
This applies to loans with terms of 62 months or longer — which covers virtually every 15- and 30-year mortgage. It's paid at closing by the buyer, and it's non-negotiable.
Attorney Closing Fee: Why Georgia Is Different
Georgia is an attorney-closing state. That means every real estate transaction — regardless of lender, agent, or purchase price — must be closed by a licensed real estate attorney. You don't get to skip this.
The attorney represents the lender, not you. You can hire your own attorney to review documents — and in some transactions it's worth it — but the closing attorney fee is a cost you'll pay regardless.
Budget $750–$1,250 for attorney fees. Some firms charge flat fees for standard residential closings; others break it out into a base fee plus per-page charges for document preparation.
Lender Fees: What Your Bank or Lender Charges
Your lender will present you with a Loan Estimate within three business days of application. Common line items include:
- Loan origination fee: 0.5–1% of loan amount (sometimes negotiable)
- Underwriting fee: $400–$900
- Processing fee: $300–$700
- Appraisal: $500–$750 (often paid upfront, not at closing)
- Credit report: $25–$75
Combined, lender fees on a $380,000 purchase typically run $1,500–$3,500 depending on the lender and loan type.
Title Insurance and Title Search
In Georgia, the buyer pays for lender's title insurance — coverage that protects the lender if a title defect surfaces after closing. Owner's title insurance, which protects you, is optional — but most real estate attorneys and buyers agents recommend purchasing it.
- Lender's title insurance: $500–$1,200 depending on loan amount
- Owner's title insurance: $500–$1,000 (optional but recommended)
- Title search/examination: Often bundled into the attorney fee
Prepaids and Escrow: What You Fund at Closing
Prepaids are not fees — they're advance payments on ongoing expenses. Your lender requires them to make sure you don't show up to the first year of homeownership without coverage.
Homeowners insurance: You'll prepay 12 months of your annual premium at closing. Budget $1,800–$3,500 annually for Cobb County homes, depending on the home's age, size, and location. Insurance rates have moved significantly in North Georgia since 2023 — get a quote before you're deep in a transaction.
Property taxes: Expect 2–3 months of property taxes deposited into your escrow account at closing, plus any prorated taxes owed for the current year. Cobb County's effective property tax rate runs around 0.87%–1.1% on assessed value. For more on how property tax assessments work in the area, see this breakdown of Kennesaw property taxes and insurance in 2026.
Prepaid interest: You'll pay interest from the closing date through the end of that month. The closer to the end of the month you close, the smaller this number.
Kennesaw and Marietta Buyers: Running the Real Numbers
The Kennesaw median sale price in early 2026 is around $352,000–$380,000. Marietta is running higher, with a median around $435,000–$485,000.
Scenario 1: $360,000 home in Kennesaw, 5% down ($18,000), $342,000 loan
| Item | Estimated Cost |
|---|---|
| Intangible recording tax | $1,026 |
| Attorney closing fee | $900 |
| Lender origination + underwriting | $2,200 |
| Lender's title insurance | $700 |
| Owner's title insurance | $650 |
| Recording fees | $75 |
| Prepaid homeowners insurance (12 mo.) | $2,400 |
| Property tax escrow (3 mo.) | $900 |
| Prepaid interest | ~$500 |
| Estimated Total | ~$9,350 |
Scenario 2: $450,000 home in Marietta, 10% down ($45,000), $405,000 loan
| Item | Estimated Cost |
|---|---|
| Intangible recording tax | $1,215 |
| Attorney closing fee | $1,000 |
| Lender origination + underwriting | $2,700 |
| Lender's title insurance | $850 |
| Owner's title insurance | $750 |
| Recording fees | $100 |
| Prepaid homeowners insurance (12 mo.) | $2,800 |
| Property tax escrow (3 mo.) | $1,100 |
| Prepaid interest | ~$600 |
| Estimated Total | ~$11,115 |
These are estimates. Your actual closing disclosure will itemize every line — but these numbers give you a realistic picture to plan around.
Your specific number depends on your loan type, lender, closing date, and insurance quotes — that's where running it with someone who knows this market makes the difference. For a full view of what sellers net on their side, see the net proceeds breakdown for selling a home in Kennesaw.
Frequently Asked Questions
Can I roll closing costs into my loan?
In some cases, yes — but not with all loan types, and it increases your loan balance and monthly payment. A seller concession (where the seller covers some or all of your closing costs) is another option and is negotiable at the time of offer. Your Kennesaw buyers agent can advise on what's realistic to ask for in the current market.
Does Georgia require an attorney at closing?
Yes. Georgia is one of a handful of attorney-closing states. A licensed real estate attorney must conduct the closing — this is required by law, not just by your lender. Budget $750–$1,250 for this fee. If you want independent representation, you can hire a separate attorney to review documents on your behalf before you sign.
What is the Georgia intangible recording tax and who pays it?
The intangible recording tax is a state fee charged on mortgage loans, paid by the buyer at closing. The rate is $1.50 per $500 of the loan amount (0.3%). On a $350,000 loan, that's $1,050. It applies to most standard mortgages with terms of 62 months or longer. Learn more about Georgia-specific transaction terms in this Georgia due diligence period guide.
How do I know my exact closing costs before closing day?
Your lender is required to provide a Loan Estimate within three business days of application and a final Closing Disclosure three business days before closing. Review both carefully and flag any fees that changed. Explore all communities Robert serves at masoudpour.com.
Can I negotiate closing costs with the seller?
Yes. Seller concessions — where the seller agrees to cover a portion of your closing costs — are negotiable and common in slower markets. In Cobb County's current market, where inventory has grown and homes are sitting longer, buyers have more room to ask. A skilled buyers agent knows how to structure this without weakening your offer.
Buying a home in Kennesaw means budgeting for more than just the down payment — closing costs are real money, and the Georgia-specific fees catch a lot of buyers off guard. The better you understand what's coming, the stronger your position at the closing table.
Schedule a 15-minute consultation with Robert Masoudpour, and we'll walk through your real numbers — purchase price, loan amount, closing cost estimate, and what to ask for in negotiation. Schedule a 15-minute consultation →
