Marietta Seller Closing Costs: What You'll Pay in 2026
How Much Are Closing Costs for Sellers in Marietta, GA in 2026?
If you're selling a home in Marietta, plan on roughly 6% to 10% of your sale price going to closing costs once you add up your agent's commission, attorney fee, Georgia's transfer tax, prorated property taxes, and any concessions you offer the buyer. On a typical $431,000 Marietta sale, that lands somewhere around $35,000 to $40,000. Your exact number depends on your sale price, loan payoff, and what you negotiate — but the line items below are the same ones that show up on every Cobb County closing statement.
TL;DR
- Total seller closing costs in Marietta typically run $35,000–$40,000 on a $431,000 sale, or roughly 8-9% of the price.
- Georgia's real estate transfer tax runs about $1 per $1,000 of sale price — around $430 on a $431,000 home.
- Georgia requires an attorney to handle your closing, and a standard closing runs $750–$1,250.
- Homes in Marietta are landing in the 35–40 day range on market in 2026, which affects how much leverage you have on concessions.
- Kennesaw (median $403,382) and Acworth (median $418,253) sellers pay similar percentages but different dollar totals because of price differences.
If you've sold a home before — even in Georgia — it's easy to underestimate this number. Closing costs aren't just one line on a settlement statement, and the gap between what sellers expect to net and what actually shows up at the closing table is one of the most common surprises I walk clients through.
Marietta Closing Costs: The Line-by-Line Breakdown
Here's what actually comes out of your proceeds when you sell a home in Marietta:
- Real estate commission (5%–6% of sale price): This is almost always the largest single cost. On a $431,000 home, a 5.5% total commission is about $23,705.
- Attorney/closing fee ($750–$1,250): Georgia is an attorney-closing state, so a licensed real estate attorney — not a title company alone — has to handle your closing.
- Georgia real estate transfer tax (~$1 per $1,000): On a $431,000 sale, that's roughly $431.
- Title search, recording, and settlement fees: Usually a few hundred dollars, depending on the closing attorney's fee schedule.
- Prorated property taxes: You'll owe your share of the year's property taxes up to the closing date. If your assessment jumped this year, this can be a bigger number than expected — worth reviewing alongside how Cobb County property taxes and insurance are trending in 2026.
- HOA transfer or resale fees: If you're in a subdivision like Bridgemill, Legacy Park, Brookstone, or Seven Hills, expect a $200–$400 transfer or resale disclosure fee from the HOA management company.
- Buyer concessions: In a market where buyers have more negotiating room, it's common to see sellers cover $2,000–$8,000 in buyer closing costs or a home warranty (typically $400–$600) as part of the deal.
Add it up, and a $431,000 Marietta sale with a 5.5% commission, standard attorney fee, transfer tax, and a modest buyer concession lands in the $35,000–$38,000 range — before you even factor in your loan payoff or any repairs negotiated during due diligence.
Cobb County Transfer Tax and Attorney Fees: What Georgia Law Requires
Two of these costs aren't optional, and they catch out-of-state sellers off guard most often.
The transfer tax is set by the state, not the county, so it's the same whether you're selling in Marietta, Kennesaw, or Acworth. The formula is $1.00 for the first $1,000 of the sale price, then $0.10 for every additional $100. In practice, that works out to roughly $1 per $1,000 of your sale price — about $400–$430 on a home in the $400,000–$430,000 range. It's collected at closing and paid when the deed is recorded.
The attorney fee is required because Georgia law treats the preparation of closing documents and the deed as the practice of law — only an attorney can do it. Most Cobb County real estate attorneys charge a flat fee for a standard residential closing, typically $750–$1,250. If your transaction has complications — an estate sale, a divorce, a short payoff, or a survey dispute — expect that fee to run higher.
Both of these are separate from your earnest money and due diligence fee, which are negotiated between buyer and seller under the GAR contract rather than set by statute.
Kennesaw and Acworth: How Seller Costs Compare to Marietta
The percentages stay roughly the same across West Cobb — it's the dollar amounts that shift with local price points.
Kennesaw: Selling Costs on a $403,382 Median Sale
Kennesaw's median sale price sits around $403,382. At the same 6%–10% range, that puts total seller costs somewhere around $32,000–$36,000. The transfer tax comes in just under $404, and attorney fees stay in the same $750–$1,250 band — Cobb County attorneys generally don't price by city.
Acworth: Selling Costs on a $418,253 Median Sale
Acworth's median sale price runs about $418,253, putting total costs in the $33,500–$37,500 range. If your home is in a swim-tennis community near Lake Acworth, plan on that HOA transfer fee showing up here too.
What Doesn't Change
Wherever you're selling in West Cobb, the structure is identical: commission, attorney fee, transfer tax, prorated taxes, and whatever you negotiate in concessions. What changes is the dollar amount tied to your sale price — which is exactly why a generic online closing cost calculator only gets you so far. Your specific number depends on your home's condition, location, and timing — that's where a local market analysis comes in.
Selling in 2026: What Cobb County's Market Means for Your Net Proceeds
Cobb County's median sale price is sitting around $405,000, down slightly year-over-year, while West Cobb specifically — which covers Kennesaw, Acworth, and parts of Marietta — has actually held up better, with a median closer to $580,000 for larger or newer homes. Days on market in Marietta have stretched compared to the past couple of years, with homes typically taking somewhere in the 35–40 day range to go under contract.
What that means for your closing costs: in a market with more inventory and more time on market, buyers have more room to ask for concessions. That's not a bad thing — it's just a number you should plan for rather than be surprised by. If a buyer asks you to cover $5,000 in their closing costs as part of the negotiation, that comes straight off your net, on top of the line items above.
This is also where closing costs and net proceeds connect. Closing costs are what you pay; net proceeds are what you keep after your loan payoff and those costs come out. If you haven't already, it's worth reading through how net proceeds actually get calculated for a Kennesaw-area sale — the same math applies whether you're in Marietta, Kennesaw, or Acworth, just with different starting numbers.
Every situation is different, and the only way to know for sure is to run the numbers with someone who knows this market. I build out a full net sheet for every listing before we even talk about pricing, so there are no surprises at the closing table.
Frequently Asked Questions
How much should I budget for closing costs when selling in Cobb County?
Plan on 6% to 10% of your sale price total, including your agent's commission, attorney fee, transfer tax, prorated taxes, and any buyer concessions. For a full picture of what you'd actually walk away with, explore the community guides and market data at masoudpour.com.
Is the transfer tax different in Kennesaw or Acworth than in Marietta?
No. Georgia's real estate transfer tax is set at the state level — $1 per $1,000 of sale price, regardless of which Cobb County city you're in. Whether you're selling in Kennesaw or Marietta, the formula is identical; only the dollar amount changes based on your sale price.
What's the difference between closing costs and net proceeds?
Closing costs are the fees and expenses paid out of your sale price at closing — commission, attorney fees, taxes, and prorations. Net proceeds are what's left after those costs and your remaining loan balance are subtracted. For a detailed walkthrough, see how net proceeds are calculated on a Kennesaw-area home sale.
Do I need an attorney to sell my house in Georgia?
Yes. Georgia law requires a licensed attorney to prepare the closing documents and handle the deed transfer, even if a title company is also involved. Most Cobb County attorneys charge a flat fee of $750–$1,250 for a standard residential closing.
How does the due diligence period affect my closing costs?
The due diligence fee is paid directly to you as the seller (not held in escrow like earnest money), and it's separate from your closing costs — but repair negotiations during this period can add costs if you agree to credits or repairs. For more on how this works, read about Georgia's due diligence period and what Kennesaw-area sellers should expect.
What This Means for Your Sale
Whether you're selling in Marietta, Kennesaw, or Acworth, the closing cost categories are the same — commission, attorney fee, transfer tax, prorations, and concessions. What changes is the dollar amount, and that depends on your home's price, condition, and the deal you negotiate. Schedule a consultation with me, Robert Masoudpour, and I'll build you a real net sheet based on your home and today's numbers — not a generic calculator.
