Kennesaw & Marietta Buyer Closing Costs: What You'll Pay in 2026
How Much Are Buyer Closing Costs in Kennesaw and Marietta, Georgia in 2026?
Buyers in Cobb County typically pay 2% to 5% of the purchase price in closing costs. On a median-priced Kennesaw home around $400,000, that's roughly $9,000 to $18,000, and on a median-priced Marietta home around $480,000, it runs closer to $11,000 to $22,000. That number is made up of lender fees, Georgia's intangible recording tax, an attorney closing fee, title insurance, and prepaid property taxes and homeowners insurance — and several of those line items are negotiable.
TL;DR
- Buyer closing costs in Cobb County typically run 2%-5% of the purchase price — about $9,000-$18,000 on a $400,000 Kennesaw home.
- Georgia's intangible recording tax runs $1.50 per $500 of your loan amount, and it shows up on every closing disclosure whether buyers notice it or not.
- Georgia is an attorney-closing state, so plan on a $500-$1,500 closing attorney fee stacked on top of your lender fees.
- 30-year fixed rates were averaging about 6.4% APR in Georgia in early July 2026, which directly changes your prepaid interest and points.
- Some costs are negotiable — seller concessions and lender credits can move real money off your total at the closing table.
Kennesaw and Marietta Buyer Closing Costs: The Line-by-Line Breakdown
If you're buying a home in Kennesaw or Marietta, the closing cost number on your Loan Estimate usually surprises people the first time they see it. It shouldn't — every line item on that page has a reason for being there. Here's what you're actually paying for.
Kennesaw and Marietta Loan Fees: Origination, Appraisal, and Credit Report
Your lender charges a handful of fees to originate and underwrite the loan:
- Loan origination fee — typically 0.5% to 1% of the loan amount
- Appraisal fee — usually $500 to $700 in Cobb County
- Credit report fee — a smaller, flat charge, usually under $100
- Underwriting and processing fees — vary by lender, often $500 to $1,000 combined
These fees don't move much based on where you buy in Cobb County, but they do vary meaningfully between lenders. Shopping two or three lenders before you lock a rate is worth the hour it takes.
Georgia's Intangible Recording Tax and Attorney Closing Fee
Two costs are specific to Georgia and catch out-of-state buyers off guard.
Intangible recording tax is charged at $1.50 for every $500 of your loan amount, capped at $25,000 on any single note. On a $320,000 loan, that's about $960. It's technically owed by the lender, but lenders pass it through to buyers as a standard closing cost.
Attorney closing fee exists because Georgia requires a licensed attorney to conduct every real estate closing — you can't close with just a title company like you can in some states. Expect $500 to $1,500 for the attorney's work overseeing the transaction, reviewing the title, and disbursing funds.
Prepaid Property Taxes and Insurance: What Buyers Escrow
Beyond one-time fees, buyers prepay several months of ongoing costs into an escrow account:
- Prepaid interest — covers the days between closing and your first mortgage payment
- Homeowners insurance — typically a full year paid upfront, plus two months in escrow
- Property tax escrow — two to six months of Cobb County property taxes, depending on your closing date
- Title insurance — a one-time premium covering the lender's policy; buyers who want an owner's policy pay for that separately
These prepaid items are often the biggest surprise on the Loan Estimate because they feel like they should be "later" costs, not closing-day costs. They aren't — your lender collects them upfront to build your escrow cushion.
Kennesaw vs. Marietta: How the Numbers Compare
The percentage stays roughly the same across Cobb County, but the dollar amount shifts with home price.
| Kennesaw | Marietta | |
|---|---|---|
| Typical median price | ~$400,000 | ~$480,000 |
| Closing costs (2%-5%) | $8,000-$20,000 | $9,600-$24,000 |
| Typical realistic range | $9,000-$18,000 | $11,000-$22,000 |
Buyers looking in Acworth or established West Cobb neighborhoods like Bridgemill, Legacy Park, Brookstone, and Seven Hills should expect numbers close to the Kennesaw range, while homes closer to Downtown Kennesaw or inside Marietta's city limits tend to track the higher end. Your specific number depends on your home's price, your loan type, and your closing date — that's where running the actual numbers with someone who knows this market makes the difference between guessing and knowing.
Georgia's Rate Environment: What It Means for Your Closing Costs in 2026
Rates moved the closing cost conversation in 2026 more than almost anything else. As of early July 2026, the average 30-year fixed rate in Georgia was running about 6.4% APR, with 15-year fixed loans closer to 5.9% APR. Every eighth of a point on your rate changes your prepaid interest at closing and, if you're buying points to lower your rate, adds directly to your closing cost total.
FHA Loan Limits in Cobb County: What Qualifies as a High-Cost County
Cobb County is designated a high-cost county for FHA lending, which means the FHA loan limit here runs up to $718,750 — well above the standard county limit of roughly $541,287. If you're financing with an FHA loan in Kennesaw, Marietta, or Acworth, that higher ceiling matters, because it determines how much of your loan qualifies for FHA terms versus jumbo pricing.
Buyers who qualify for down payment assistance should also ask their lender about the Georgia Dream program, which was offering below-market rates for eligible buyers in mid-2026. Down payment assistance programs don't eliminate closing costs, but they change how much cash you need on hand the day you close.
Loan Estimate vs. Closing Disclosure: Tracking Your Number in Kennesaw and Marietta
You'll see your closing cost estimate twice before you ever sign anything. The Loan Estimate arrives within three business days of applying for a mortgage, and it's exactly what the name says — an estimate, built on preliminary numbers. The Closing Disclosure arrives at least three business days before your actual closing date, and by law, most fees can't shift by more than a small tolerance between the two documents.
If you're buying in Kennesaw or Marietta and your Closing Disclosure looks meaningfully different from your Loan Estimate, that's worth a direct conversation with your lender before you sign anything. A jump in origination or lender fees beyond the allowed tolerance is something you're entitled to question — and in some cases, dispute.
What Kennesaw and Marietta Buyers Can Actually Do to Lower Their Number
A few levers are worth pulling before you assume your closing cost total is fixed:
- Ask for seller-paid closing costs as part of your offer, especially on homes that have sat on the market
- Compare Loan Estimates from at least two lenders — origination and underwriting fees vary more than buyers expect
- Ask about a lender credit in exchange for a slightly higher rate if you don't plan to stay in the loan long-term
- Time your closing date near the end of the month to reduce prepaid daily interest
None of these are guaranteed to work on every contract, and what's realistic depends heavily on how competitive the specific listing is. That's a conversation worth having with your agent before you write the offer, not after.
Buyer vs. Seller Closing Costs in Cobb County: Who Pays What
Buyers and sellers each carry a different set of costs at the same closing table, and knowing which side pays for what helps you understand what's actually negotiable.
Buyers typically cover the loan origination fee, appraisal, credit report, intangible recording tax, lender's title insurance, and their prepaid escrow items. Sellers typically cover the real estate commission, the state's Real Estate Transfer Tax, and — depending on negotiation — the owner's title policy. We've broken down exactly what sellers pay in Marietta in a separate line-by-line guide, and if you're on the selling side of a move, our net proceeds breakdown for Kennesaw sellers walks through what actually lands in your pocket after closing.
The Due Diligence Fee vs. Earnest Money: What Kennesaw Buyers Pay Upfront
Before you ever get to the closing table, Georgia's Due Diligence period requires a due diligence fee — separate from earnest money — paid directly to the seller when you go under contract. We cover exactly how that works, including typical amounts and what happens if you walk away, in our full guide to the Georgia due diligence period for Kennesaw buyers. It's worth reading before you write an offer, not after.
Every situation is different, and the only way to know your real number is to run it with someone who knows this market and can walk you through your specific Loan Estimate line by line.
Frequently Asked Questions
How much are closing costs for buyers in Kennesaw, GA?
Most buyers in Kennesaw pay between $9,000 and $18,000 in closing costs and prepaids on a median-priced home, which works out to roughly 2% to 5% of the purchase price depending on loan type and lender.
Does the buyer or seller pay closing costs in Georgia?
Both sides pay closing costs, just different ones. Buyers typically cover lender fees, the intangible recording tax, and prepaid escrow items, while sellers typically cover the commission and transfer tax — we break down the seller side in our Marietta seller closing costs guide.
What is Georgia's intangible recording tax?
It's a state tax charged at $1.50 per $500 of your loan amount, capped at $25,000 per note. It's technically the lender's obligation but is almost always passed through to the buyer as a standard closing cost line item.
Can I negotiate closing costs with the seller in Cobb County?
Yes. Seller concessions toward buyer closing costs are common and negotiable, especially in a market where sellers are motivated. The amount you can realistically ask for depends on your specific offer and the property — explore current listings and local market conditions at masoudpour.com.
How much cash do I need to close on a home in Marietta or Acworth?
Beyond your down payment, plan on 2% to 5% of the purchase price in closing costs. In Acworth and Marietta specifically, that typically lands between $9,000 and $22,000 depending on price point and loan type.
Buying in Marietta, Kennesaw, or Acworth means budgeting for real numbers, not national averages. Schedule a consultation with me, Robert Masoudpour, and I'll walk you through exactly what your closing costs will look like before you write an offer. Schedule a 15-minute consultation
