Cobb County Closing Costs: What Georgia Buyers Pay
What are buyer closing costs in Cobb County, Georgia?
Buyers in Cobb County typically pay 2–5% of the purchase price in closing costs. On a $400,000 home, that's $8,000–$20,000 out of pocket at the table. Your largest line items are the lender origination fee, Georgia's intangible recording tax (calculated on your loan amount), attorney closing fee, lender's title insurance, appraisal, and prepaid items like homeowners insurance and escrow reserves. Georgia is an attorney-closing state — every residential closing requires a licensed real estate attorney, and that fee lands on the buyer.
By Robert Masoudpour | June 8, 2026
TL;DR
- Cobb County buyers typically pay 2–5% of the purchase price at closing — $8,000–$20,000 on a $400,000 home.
- Georgia's intangible recording tax adds roughly $1,080 on a $360,000 loan — a state-specific fee that surprises many buyers.
- Attorney closing fees run $750–$1,250 flat and are required by Georgia law — you can shop attorneys to get the best rate.
- Prepaid items (homeowners insurance, escrow reserves, prepaid interest) often add $3,000–$5,000 on top of standard fees.
- Lender credits, seller concessions, and closing date timing can meaningfully reduce your out-of-pocket number.
Why Cobb County Closing Costs Catch Buyers Off Guard
Most buyers budget for a down payment. Closing costs are the number that shows up later — and in Georgia, a few state-specific line items tend to land like a surprise.
The intangible recording tax is the biggest one. It doesn't exist in most states, but in Georgia it applies to every mortgage loan over a certain term. Buyers also cover their closing attorney's fee, which is required by law. And prepaid items — homeowners insurance, escrow reserves, prepaid mortgage interest — add thousands more before you've made a single monthly payment.
If you're buying in Kennesaw, Marietta, or anywhere in Cobb County, here's exactly what goes on that closing disclosure — and how to budget for it.
Cobb County Buyer Closing Costs: A Full Line-by-Line Breakdown
Lender Fees — The Largest Category
Your lender's fees typically make up the biggest chunk of your closing costs. Expect:
- Origination fee: 0.5%–1% of the loan amount. On a $360,000 loan, that's $1,800–$3,600.
- Application and processing fees: $300–$800, depending on the lender.
- Credit report fee: $25–$50.
- Rate lock or underwriting fee: $400–$900, varies by lender.
Lender fees are negotiable. Ask for a Loan Estimate from multiple lenders and compare Section A (origination charges) directly. A difference of even 0.25% in origination fees is $900 on a $360K loan — real money.
Georgia's Intangible Recording Tax — Know This Before You Close
This is the one that surprises people. Georgia imposes an intangible recording tax on any mortgage loan secured by real property with a term of 62 months or longer — which covers every standard 15- or 30-year mortgage.
The rate: $1.50 per $500 of the loan amount (or any fractional part).
- On a $360,000 loan: $360,000 ÷ $500 = 720 units × $1.50 = $1,080
- On a $432,000 loan (10% down on a $480K home): 864 units × $1.50 = $1,296
This fee is paid at closing and goes to the Clerk of Superior Court. It's not negotiable — it's a state tax. Budget for it. Recording fees for the deed and security instrument are separate: Georgia charges a flat $25 per document, so expect $50–$75 total.
Attorney Closing Fee — Required in Georgia
Georgia is one of a handful of attorney-closing states, meaning a licensed real estate attorney must conduct every residential closing. As the buyer, you're customarily responsible for the attorney fee.
Flat fee range: $750–$1,250 for a standard purchase closing. More complex closings (short sales, title issues, estate sales) run higher. You have the right to choose your closing attorney — shopping around is worth it.
Title Insurance
- Lender's title insurance: Required by your mortgage lender. Covers the lender against title defects. Typically $600–$1,200.
- Owner's title insurance: Optional but strongly recommended. Covers you if a title claim surfaces after closing. Cost: roughly 0.5% of the purchase price — $1,500–$2,400 on a $300K–$480K home. It's a one-time cost that protects you for as long as you own the property.
Appraisal and Home Inspection
- Appraisal: $400–$550. Required by your lender before funding.
- Home inspection: $350–$600. Critical in a market where many homes sell as-is. If you're under a Georgia Due Diligence period, your inspection window is the clock you're racing. Specialist inspections (radon, sewer scope, HVAC) run $100–$250 each.
Prepaid Items and Escrow Reserves
- Homeowners insurance (first year's premium): Budget $1,400–$2,200 for your first year, paid in full at closing.
- Prepaid mortgage interest: You pay interest from your closing date through the end of the month. On a $360,000 loan at 6.75%, roughly 22 days of interest = ~$1,476.
- Escrow reserves: Lender collects 2–3 months of property tax and insurance upfront. Cobb County taxes on a $400K home run ~$2,800–$4,500/year; two months of reserves = $467–$750.
Real Numbers: Estimated Closing Costs by Price Point
| Line Item | $350K Home (10% down) | $400K Home (10% down) | $480K Home (10% down) |
|---|---|---|---|
| Loan amount | $315,000 | $360,000 | $432,000 |
| Origination fee (0.75%) | $2,363 | $2,700 | $3,240 |
| Intangible recording tax | $945 | $1,080 | $1,296 |
| Attorney closing fee | $1,000 | $1,000 | $1,000 |
| Lender's title insurance | $700 | $750 | $900 |
| Owner's title insurance | $1,400 | $1,500 | $1,800 |
| Appraisal | $450 | $450 | $500 |
| Home inspection | $450 | $450 | $500 |
| Prepaid insurance (1 yr) | $1,600 | $1,700 | $1,900 |
| Prepaid interest (~15 days) | $1,080 | $1,233 | $1,480 |
| Escrow reserves | $900 | $1,000 | $1,200 |
| Recording fees | $75 | $75 | $75 |
| Estimated Total | ~$10,963 | ~$11,938 | ~$13,891 |
These are estimates. Whether you're buying in Acworth, Kennesaw, or Marietta, insurance quotes and tax assessments vary enough to move the total by a few hundred dollars. Your specific number depends on your loan, lender, and closing date — that's where running the numbers with a local agent makes a difference.
How to Reduce What You Pay at Closing
- Ask for seller concessions. Request that the seller contribute toward closing costs — often 2–3% of the purchase price in a slower market.
- Negotiate lender credits. Accept a slightly higher rate in exchange for a credit. Run the break-even math first.
- Shop your closing attorney. Rates vary. A $250 difference in the flat fee is $250 you keep.
- Time your closing date. Closing on the 28th instead of the 8th saves roughly $1,000 in prepaid interest on a $360K loan.
- Weigh new construction incentives. Builders sometimes cover closing costs entirely. If you're comparing new construction vs. resale in Kennesaw or Acworth, factor those incentives into your total cost comparison.
Frequently Asked Questions
Who pays closing costs in Georgia — the buyer or the seller?
Both parties pay closing costs, but different ones. Buyers cover lender fees, the intangible recording tax, attorney closing fee, title insurance, appraisal, inspection, and prepaids. Sellers pay the real estate commission and Georgia's Real Estate Transfer Tax (roughly 0.1% of the sale price). Sellers can also agree to contribute to buyer closing costs as part of a negotiated offer. Explore community and market guides at masoudpour.com.
What is Georgia's intangible recording tax and who pays it?
It's a state tax on mortgage loans secured by Georgia real estate, assessed at $1.50 per $500 of the loan amount — applied to loans of 62 months or longer, which covers every standard mortgage. Buyers pay it at closing. On a $400,000 purchase with 10% down, expect roughly $1,080. For more on Georgia-specific transaction terms, see the Georgia Due Diligence Period guide.
Can I roll closing costs into my mortgage in Georgia?
You can't add closing costs directly to a conventional purchase loan. Your two indirect options are seller concessions (the seller credits you closing costs at the table) or a lender credit in exchange for a slightly higher interest rate. Both reduce cash out of pocket without raising your loan balance above the appraised value.
How much should I budget for closing costs in Kennesaw or Marietta?
Budget 3–4% of the purchase price. At Kennesaw's median of about $399,000, that's $11,970–$15,960. At Marietta's median of around $480,000, expect $14,400–$19,200. A Loan Estimate from your lender is the most precise pre-offer tool available.
Is owner's title insurance required in Georgia?
No — it's optional. Lender's title insurance is required and covers only the lender. Owner's title insurance covers you personally against title defects for as long as you own the home. It's a one-time premium. In an active resale market, it's worth having. Learn more about buying in Kennesaw and Acworth here.
Closing costs in Kennesaw, Marietta, and Acworth add up faster than most buyers expect — especially once Georgia's intangible tax and prepaid items hit the disclosure. The exact total depends on your loan amount, your lender, your closing date, and your chosen attorney.
I can walk you through a realistic closing cost estimate before you make an offer, so there are no surprises at the table. Schedule a 15-minute consultation and let's run the numbers for your specific situation.
