Are you trying to figure out how much cash you’ll need to close on a home in Marietta? You’re not alone. Closing costs can feel confusing because they mix lender fees, taxes, insurance, and prorations, and who pays what can vary by local custom. This guide breaks down typical buyer and seller costs in Cobb County, how to estimate your numbers, and what to watch in the final days before closing. Let’s dive in.
What closing costs cover
Closing costs are the third-party fees, taxes, title charges, and prepaid items you pay at or before closing in addition to your down payment. For buyers, a common range is 2% to 5% of the purchase price. For sellers, total costs might be higher once you include brokerage commissions, commonly 6% to 10% of the sale price depending on the listing agreement and purchase contract. Exact amounts depend on your loan, property taxes, HOA, and what you negotiate in your contract.
Who pays what in Cobb County
In much of Georgia, including Cobb County, common practice looks like this, but always confirm in your contract:
Buyer costs
- Buyers usually pay lender-related fees when financing.
- Buyers typically pay the lender’s title insurance policy and the title company’s buyer-side closing fee.
- Buyers often pay the state intangible recording tax and recording fees when a mortgage is recorded.
- Buyers pay real estate commissions per the buyer brokerage agreement.
Seller costs
- Sellers commonly cover the owner’s title insurance policy premium in Georgia, though this is negotiable.
- Sellers pay real estate commissions per the listing agreement.
- Sellers pay their prorated share of property taxes and any agreed credits or repairs.
Buyer closing costs
Here is what most Marietta buyers can expect, especially if you are financing.
Lender fees
- Origination, processing, and underwriting. Structures vary by lender and can include points or credits.
- Appraisal. Typical range in metro Atlanta is about $400 to $800, depending on size and complexity.
- Credit report, flood certification, and tax service. Usually small flat fees.
- Optional discount points if you choose to buy down your rate.
Title and settlement
- Title search and exam plus a closing or settlement fee. A common closing fee range is $300 to $700, depending on the title company.
- Lender’s title insurance policy is typically paid by the buyer.
- Owner’s title policy is often paid by the seller in Georgia, but your contract controls.
Government and recording
- Georgia’s intangible recording tax is assessed on the loan amount when the mortgage is recorded. Borrowers usually pay this if financing.
- Cobb County recording fees apply to the deed and security instrument. These have flat and per-page components.
- Georgia generally does not have a state real estate transfer tax similar to some states, but verify whether any local documentary or transfer fees apply.
Prepaids and escrow
- First year homeowner’s insurance premium is often paid at closing.
- Prepaid interest covers the days from closing to your first monthly payment.
- Property tax proration depends on your closing date and the Cobb County tax calendar.
- Escrow reserves typically include 1 to 3 months of property taxes and insurance to fund your impound account.
- HOA transfer fees or prepaid dues may apply in some neighborhoods.
Commissions
- Commissions will be detailed in your buyer brokerage agreement with your real estate agent. They are commonly 2% to 3% of the sale price.
Typical buyer ranges
- Financed buyers: plan for about 2% to 4% of the purchase price in closing costs, not including the down payment.
- Cash buyers: plan for title, recording, and prepaids. A common range is $1,000 to $3,000+ depending on price, taxes, and HOA.
Seller closing costs
Most seller costs are straightforward and driven by your brokerage agreement, loan payoff, and prorations.
Commissions
- Commissions are typically the largest seller expense. They are commonly 2% to 3% of the sale price. Most sellers also choose to pay the buyer's agent commission, which is typically an additional 2% to 3%.
Title and settlement
- In many Georgia transactions, the seller purchases the owner’s title insurance policy. Confirm for your Marietta contract.
- Some title companies charge a seller-side settlement fee.
- If you have a mortgage, recording fees may apply to release or assign the lien.
Other seller costs
- Mortgage payoff(s), including daily interest through the payoff date.
- Prorated property taxes and HOA dues through the closing date.
- Any agreed repairs, concessions, or home warranty you offer.
Typical seller ranges
- Including commissions: about 6% to 10% of the sale price.
- Without commissions: often $1,000 to $5,000+ depending on payoffs, prorations, title premiums, and any credits.
Estimate your cash to close
Use these checklists to build a realistic estimate. Your Loan Estimate and Closing Disclosure will give you exact figures.
Buyer checklist
- Commission percent multiplied by sale price
- Down payment (price multiplied by down payment percent)
- Subtract earnest money already deposited
- Lender fees: origination, processing, underwriting, discount points
- Appraisal fee (note if paid upfront)
- Credit report, flood certification, and tax service fees
- Title fees: lender’s policy and closing fee
- Owner’s policy if you agreed to pay it
- Recording fees and Georgia intangible recording tax if financing
- Prepaids: first year insurance, prepaid interest, property tax proration
- Escrow reserves for taxes and insurance
- HOA transfer or move-in fees
- Survey if required, home warranty if purchased, wire fees
- Subtract any seller credits you negotiated
Seller checklist
- Commission percent multiplied by sale price
- Mortgage payoff(s) and per-day interest through payoff
- Owner’s title policy premium if customary in your contract
- Title or settlement fee if charged to the seller
- Prorated property taxes and HOA dues
- Recording fee for mortgage release
- Agreed repairs, concessions, or home warranty
- Final utilities, cleaning, or move-out services you have planned
Local examples
These are illustrative only. Your exact numbers will be on your Loan Estimate and Closing Disclosure.
$300,000 purchase
- Buyer puts 10% down: $30,000
- Typical buyer costs around 2.5%: about $7,500
- Estimated buyer cash to close: $30,000 + $7,500 minus earnest money already paid
- Seller costs: about 6% commission is $18,000, plus $2,000 to $3,000 in other costs before mortgage payoff
$450,000 purchase
- Buyer puts 20% down: $90,000
- Typical buyer closing costs 2% to 3%: about $9,000 to $13,500
- Estimated buyer cash to close: $90,000 + $9,000 to $13,500 minus earnest money
$650,000 purchase
- Buyer puts 5% down: $32,500
- Typical buyer closing costs 2.5% to 4%: about $16,250 to $26,000
- Lower down payments and higher price mean larger cash to close in dollar terms
Key timing and documents
- Loan Estimate. Your lender must provide this within 3 business days of application. It is your best early look at lender fees, prepaids, and total cash to close.
- Closing Disclosure. You must receive this at least 3 business days before closing. Review it carefully for final figures and wire instructions.
- Compare. Ask two or three lenders for Loan Estimates and request a preliminary title quote to compare total costs.
- Net proceeds estimate. Sellers should ask their listing agent early for a draft net sheet that models commissions, payoffs, prorations, and likely net.
Marietta and Cobb County notes
- HOAs and transfer fees. Many neighborhoods have HOA transfer fees and required documents. Check your community’s rules to see who pays and the amount.
- Property tax timing. Prorations depend on closing date and the Cobb County tax calendar. In reassessment years, proration amounts can shift.
- Intangible recording tax. This is assessed on the loan amount when the security instrument is recorded. Your lender and title company will calculate it.
- Recording fees. Cobb County recording has flat and per-page components for deeds, mortgages, and releases. Your title company will confirm the latest schedule.
- Municipal convenience fees. Some local offices or utilities charge small online processing fees. They are minor but worth noting in cash planning.
- For current rules and fees, verify with the Georgia Department of Revenue, the Cobb County Clerk of Superior Court, and the Cobb County Tax Commissioner.
FAQs
How much are buyer closing costs in Cobb County?
- Most financed buyers can expect about 2% to 4% of the purchase price in closing costs, not including the down payment.
Who pays the owner’s title insurance in Marietta?
- It is common in Georgia for the seller to pay the owner’s title policy, but it is negotiable and should be confirmed in your contract.
What is Georgia’s intangible recording tax?
- It is a tax assessed on the loan amount when a mortgage is recorded, and borrowers usually pay it when financing a home purchase.
How are property taxes prorated at closing in Cobb County?
- Taxes are prorated based on the closing date so each party pays their share, and the final proration appears on the settlement statement.
What should cash buyers expect to pay at closing?
- Cash buyers avoid most lender fees but still pay title and recording charges, prepaids, and any HOA or municipal fees, often totaling $1,000 to $3,000+ depending on the property.
Ready to plan your closing?
If you are 3 to 6 months out, now is the time to request a Loan Estimate, a preliminary title estimate, and a seller net sheet. Our team guides you through each cost, what is negotiable, and how to keep your cash-to-close predictable. Connect with the Laura Miller Edwards Realty Group to get clarity on your numbers and timing. Get a free market valuation.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Laura Miller Edwards Realty Group does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Laura Miller Edwards Realty Group will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
