Buying in Cobb County and wondering what you will actually pay at the closing table? You are not alone. Closing costs can feel mysterious when you are focused on your down payment and monthly payment. In this guide, you will see what typical buyer closing costs look like in Georgia, how Cobb County specifics can affect your total, and practical ways to plan and save. Let’s dive in.
What Cobb County buyers pay
Most Georgia buyers can plan for total closing costs of about 2% to 5% of the purchase price, not including your down payment. Your exact number depends on your loan type, lender, property, and any credits you negotiate with the seller. You will see the full breakdown on your Loan Estimate early in the process and on your Closing Disclosure at least three business days before closing.
A quick example makes it real. On a $450,000 purchase, 2% to 4% comes to roughly $9,000 to $18,000 in closing costs. Some buyers land lower with strong credits. Others land higher if they prepay more taxes and insurance into escrow, or if they choose rate buydown points.
Common closing cost items
You will see several categories on your Loan Estimate and Closing Disclosure. Here is how they work and where the money goes.
Lender fees and interest
- Origination and processing. Lenders may charge a flat fee or a percentage of the loan amount to set up and process your loan.
- Underwriting, credit report, and application. These smaller line items vary by lender.
- Discount points. Optional. One point equals 1% of the loan amount and can lower your interest rate.
- Appraisal. Most loans require an appraisal to confirm value. The fee depends on property type and size.
- Prepaid interest. You pay daily interest from your closing date through the end of that month. Your first full mortgage payment starts the following month.
- Small services. Items like flood certification or a tax service fee are common and usually modest.
Tip: Request Loan Estimates from at least two lenders. Compare the APR, points, and fees side by side.
Title, settlement, and attorney
- Title search and exam. Confirms legal ownership and checks for liens or claims.
- Lender’s title insurance. Required by most lenders. It protects the lender up to the loan amount.
- Owner’s title insurance. Optional but recommended. It is a one-time premium that protects your ownership.
- Settlement or closing fee. The title company or closing agent charges a fee to handle funds and documents.
- Attorney fees. In Georgia, buyers are not universally required to use an attorney. Some choose to have one review documents. Fees vary by provider.
Government, recording, and local fees
- Recording fees. Cobb County records your deed and mortgage documents and charges per document and per page. The total is usually modest but depends on what is recorded.
- Transfer or local charges. Georgia practice differs from some states. Confirm with your title company and Cobb County officials whether any local transfer charges apply to your property.
- HOA and condo items. If the property is in an association, there may be transfer and estoppel fees, plus prorated dues.
Prepaids and escrow deposits
- Homeowner’s insurance. Lenders often require you to pay the first year at closing or to show proof of payment.
- Property tax and insurance escrow. Many loans set up an escrow account. You will deposit a few months of taxes and insurance so the lender can pay those bills when due.
- Mortgage insurance. If your loan requires mortgage insurance, you may see an initial premium or escrowed amounts.
Prorations and adjustments
- Property taxes. The closing agent prorates county taxes based on the closing date and the Cobb County tax calendar. The seller is credited for the period before closing. You pay the period after closing.
- HOA dues and utilities. If the seller prepaid dues or utilities that cover days after closing, you reimburse that portion.
- Seller credits. Any negotiated seller contribution for repairs or closing costs appears as a credit on your Closing Disclosure.
Cobb County specifics to confirm
A few local details can affect your cash to close. Ask your lender or closing agent about the following.
- Recording and document handling. Real property documents are recorded with the Cobb County Clerk of Superior Court. Recording fees and per-page charges change from time to time, so your title company will quote the current schedule.
- Property tax proration. Cobb County bills property taxes on a county calendar. The closing agent uses the county’s millage rates and billing cycle to calculate daily prorations.
- Homestead exemption. After you close and move in, you may be eligible for Georgia and Cobb County homestead exemptions that can reduce future tax bills. Ask your closing agent or the county about application windows and deadlines.
- HOA and condo fees. Estoppel and transfer fees are common across the Atlanta metro. Amounts vary by association.
- City assessments. Properties in Marietta, Smyrna, Kennesaw, Acworth, Powder Springs, and other municipalities may have local assessments or utility setup steps. Your closing team will confirm any city-level items for your address.
Real examples by price point
These Cobb County examples are illustrative planning ranges. Your Closing Disclosure is the final word.
- $250,000 purchase, conventional loan. A 2% to 4% range comes to about $5,000 to $10,000 in buyer closing costs. Sample items often include an appraisal, inspection, lender fees, title and closing services, recording fees, and prepaid taxes and insurance deposits.
- $450,000 purchase. A 2% to 4% range comes to about $9,000 to $18,000. Costs can be lower if you secure seller credits or choose not to buy discount points.
- $700,000 purchase. A 2% to 4% range comes to about $14,000 to $28,000. Larger properties may see higher appraisal, title, and insurance costs, along with larger escrow deposits.
How proration shows on your statement
Prorations make sure each party pays its fair share for the time they own the home.
- County property taxes. If the seller has paid taxes that cover days after closing, you will credit the seller for that portion. If taxes are unpaid at closing, the proration works the other way.
- HOA dues and prepaid services. If the seller pays quarterly or annually and the period spans your closing date, you reimburse the unused days after closing.
- Rent and utilities for special cases. For tenant-occupied or special-billing situations, the closing agent will prorate according to the contract and billing cycles.
Ways to lower upfront costs
You can often reduce how much cash you bring to close without risking your future protection.
- Compare lenders. Request at least two Loan Estimates and compare APR, fees, and points.
- Ask for seller credits. Closing cost credits or seller-paid points can lower your total. This is negotiated in the contract.
- Consider your rate strategy. Paying discount points increases closing costs but can lower your monthly payment. Ask your lender to show a break-even timeline.
- Finance some costs. Some buyers roll certain fees into the loan if allowed by the lender and loan program.
- Be careful with optional items. An owner’s title policy is optional but offers protection. Waive only if you understand the risk.
- Explore assistance programs. State or local programs sometimes offer closing cost help for eligible buyers. Ask your lender which programs you might qualify for.
Your pre-closing checklist
Being organized keeps closing day smooth. Use this checklist as you move from contract to keys.
Documents you will receive
- Loan Estimate within three business days of application.
- Closing Disclosure at least three business days before closing.
- Title commitment or preliminary title report.
- HOA documents and estoppel letter if applicable.
- Inspection reports and any survey if required.
Smart questions to ask
- What is my exact cash to close, and how should I deliver funds securely?
- Which fees are refundable if the transaction does not close?
- How will property taxes be prorated for this specific closing date in Cobb County?
- Will my loan require an escrow account, and how many months of taxes and insurance are collected upfront?
- Are there any county or city fees tied to this property that I should expect?
- Who handles recording, and how are recording fees allocated?
- Is an owner’s title policy recommended for this purchase, and what is the premium?
- How will any seller credits appear on my Closing Disclosure?
What to bring to closing
- Valid photo ID for every person signing.
- Certified check or proof of wire per the title company’s instructions.
- Proof of homeowner’s insurance binder if required.
- Any documents your lender or title company requested in advance.
Final thoughts and next step
Closing costs are manageable when you plan ahead. Start with a 2% to 5% range, then tighten the estimate with a written Loan Estimate from your lender and a title fee quote from your closing agent. In Cobb County, details like escrow deposits, HOA transfer fees, and tax proration can move your final number, so get clarity early and revisit your cash to close when you receive the Closing Disclosure.
If you want a clear, step-by-step plan for your purchase in Smyrna, Vinings, Marietta, or anywhere in Cobb County, I am here to help you feel prepared and supported from offer to keys. Reach out to Emily Kelly to get a custom breakdown for your price point and timeline. Let’s connect.
FAQs
How much are buyer closing costs in Cobb County?
- Most buyers can plan for 2% to 5% of the purchase price, with the final total set by your loan terms, escrow deposits, and any seller credits.
What closing fees are unique to Cobb County, Georgia?
- Expect standard lender, title, and recording fees plus prorated county property taxes, with possible HOA transfer fees and any city-level assessments where the home is located.
Does Cobb County have a transfer tax I should plan for?
- Georgia practice differs from some states, so confirm with your title company and county officials whether any local transfer charges apply to your specific property.
Who pays for title insurance in Georgia closings?
- The lender’s title policy is typically required and tied to your loan, and the optional owner’s title policy is a one-time buyer protection that many buyers choose to purchase.
Should I buy an owner’s title policy in Cobb County?
- It is optional but recommended because it protects your ownership against covered title defects, with a one-time premium at closing.
What is the difference between down payment and cash to close?
- Your down payment is part of the purchase price, while cash to close adds closing costs, prepaids, and prorations minus any credits.
When will I see my final closing costs?
- You will receive a Closing Disclosure at least three business days before closing that lists your exact cash to close and every line item.
Are attorney fees required for a Georgia home purchase?
- An attorney is not universally required, though some buyers choose one for document review or representation, and fees vary by provider.
Will my lender require an escrow account for taxes and insurance?
- Many loans do, which means you will deposit several months of taxes and insurance at closing so the lender can pay those bills when due.
Do HOA transfer or estoppel fees apply in Cobb County?
- Many Atlanta metro associations charge a transfer or estoppel fee, and amounts vary by HOA, with prorated dues also appearing on the Closing Disclosure.
