Are you trying to figure out what you will actually pay at the closing table in Marietta? You are not alone. Closing costs can feel like a moving target when you are juggling offers, loans and deadlines. In this guide, you will learn what buyers and sellers typically pay in Cobb County, how those fees are calculated, and where to verify exact local numbers before you sign. Let’s dive in.
Closing costs include the one-time fees and prepaids that make your sale or purchase official. They fall into two buckets: lender fees and third-party fees. Lender fees come from your mortgage provider. Third-party fees come from service providers like the appraiser, title company, county clerk and inspectors.
As a planning range, buyers often pay about 2% to 5% of the purchase price in closing costs, not including the down payment. Sellers pay their own closing costs plus real estate commissions, which are commonly about 5% to 6% of the sale price. These are broad ranges and depend on your contract, loan type and local quotes.
If you are financing a home, you will receive a Loan Estimate soon after you apply and a Closing Disclosure at least three business days before closing that itemizes everything. The Consumer Financial Protection Bureau explains both the Loan Estimate and the Closing Disclosure, so you can review each line with confidence.
Customs vary by transaction, but here is what you will often see in Marietta and surrounding Cobb County communities.
Some buyers and sellers negotiate credits to shift certain costs. Loan program rules can limit how much a seller can contribute, so your lender should confirm the maximum allowed for your loan type.
Ranges below are approximate and for scanability. Always request quotes from your lender, title company and county offices for exact amounts.
| Item | Typical payer | Typical range or notes |
|---|---|---|
| Real estate commission | Seller | About 5%–6% of sale price. Negotiable. |
| Loan origination and lender fees | Buyer or seller credit | About 0.5%–1.5% of loan amount. Some fees are flat. |
| Discount points | Buyer (optional) | Each point equals 1% of loan to reduce rate. |
| Appraisal | Buyer | About $400–$800 or more by property type. |
| Home inspection(s) | Buyer | About $300–$600 or more. Specialty inspections extra. |
| Title search and exam | Often buyer or shared | About $150–$400. |
| Owner’s title insurance | Often seller or negotiated | Premium set by price and state rate schedule. |
| Lender’s title insurance | Buyer | Premium based on loan amount. Required with financing. |
| Escrow or closing fee | Split or one party | About $300–$800. Varies by title company. |
| Recording fees | Buyer typically pays mortgage recording | Modest county fees. See Cobb County schedule. |
| Transfer taxes | Handled at closing in Georgia | Generally minimal. Verify any local levies. |
| Prorated property taxes | Prorated between parties | Based on the closing date and tax cycle. |
| HOA or condo fees | Seller or buyer by contract | Transfer or estoppel fees often $100–$500 or more. |
| Survey | Buyer or negotiated | About $300–$1,500 or more if required. |
| Homeowners insurance (prepaid) | Buyer | First-year premium commonly collected at closing. |
| Escrow account funding | Buyer | Several months of tax and insurance escrows may be collected. |
Here is how lenders and title companies typically build your estimate in Marietta transactions:
Start with the purchase price and any credits or items the contract assigns to buyer or seller.
Determine the loan amount. Many lender fees are a percentage of the loan, not the price.
Add fixed third-party fees. These include the appraisal, title search, closing or escrow fee and recording fees based on Cobb County’s schedule. Some items are shoppable and some are not.
Calculate prepaids. This includes prorated property taxes, homeowners insurance, daily interest from closing to your first payment, and any escrow cushions your lender requires.
Apply any agreed credits. Seller concessions and lender credits reduce the cash you bring to close, subject to loan program limits.
Finalize disclosures. You receive a Loan Estimate within three business days of applying for the loan and a Closing Disclosure at least three business days before closing for most consumer mortgages. The CFPB’s overview of closing costs and how to shop is a helpful companion as you compare quotes.
Let’s use an illustrative example to show how numbers can stack up. Your actual figures will depend on your loan, contract and chosen vendors.
Buyer closing cost ballpark at 2% to 4% of price equals about $8,000 to $16,000, made up of:
Seller closing cost ballpark:
A few Cobb County and Georgia items can influence your bottom line. Plan ahead so nothing catches you by surprise.
Recording fees are set by the county. Title companies pull the exact numbers from the official schedule. You can review the Clerk of Superior Court’s real estate section to see fee resources on the Cobb County Clerk of Superior Court site.
In most Georgia transactions, property taxes are prorated at closing based on the date you close and the county’s billing cycle. The seller typically pays taxes up to the day of closing and the buyer reimburses the remainder. For current tax timelines and amounts, visit the Cobb County Tax Commissioner.
Georgia applies an intangible recording tax on certain mortgage amounts. Your title company will calculate any amount due as part of your closing package. You can read the state’s guidance from the Georgia Department of Revenue on intangible recording tax.
In many Georgia transactions, it is customary for the seller to pay for the owner’s title insurance policy, though this can be negotiated in your contract. If you are financing, your lender will require a lender’s title insurance policy. Title premiums are based on the purchase price and loan amount and are set according to state rate schedules. Your title company will provide exact premiums.
Many Marietta neighborhoods have homeowners associations. Budget for any transfer or estoppel fees and request HOA disclosures early. These fees can add a few hundred dollars to your closing costs depending on the community.
You cannot control every fee, but a few steps help you plan and sometimes save.
Every closing is unique. Your loan type, negotiated terms and the closing date all influence what you pay. If you want a clear picture of your bottom line in Marietta, we will help you read your estimates, coordinate with your lender and title company, and highlight places to save time and money.
Ready to plan your closing with confidence? Reach out to the Carlson Orange Team. We will walk you through each step so you can close smoothly and focus on your next move.
