Short answer: Closing costs for a buyer in Cobb County depend on your price, your loan and what you negotiate, so there is no single number that fits everyone. The most reliable way to know yours is the Loan Estimate your lender must give you within three business days of your application. In Georgia, one cost that is easy to calculate ahead of time is the intangible recording tax on a new mortgage: $1.50 for every $500 of the loan amount. The state transfer tax is legally the seller’s tax, though a contract can shift it to the buyer.
When buyers in Kennesaw, Marietta and Acworth start planning, they usually focus on the down payment. Then closing costs come up and the budget suddenly feels tighter. I wear two hats, as an Associate Broker and as a loan officer, so I get this question from both sides of the table.
Here is how I explain closing costs to my buyers, which numbers you can calculate today, and how to keep more cash in your pocket at closing.
Start with real numbers
See homes for sale in Kennesaw, Marietta and Acworth
Search Cobb County homes →Pick a price range, then we can estimate your closing costs for a specific home.
What are closing costs for a home buyer?
Closing costs are the fees and prepaid items you pay to finish your purchase and your loan, on top of your down payment. For most buyers they fall into a few groups:
- Lender charges, such as origination or underwriting fees and any points you choose to buy down your rate.
- Third-party services, such as the appraisal, credit report, survey and title insurance.
- Closing attorney fees. In my experience, Cobb County purchases are typically closed at a closing attorney’s office.
- Government taxes and recording fees, including Georgia’s intangible recording tax on a new mortgage.
- Prepaids and escrow, such as homeowners insurance, prepaid interest and a starting balance for property taxes.
How much is the Georgia intangible recording tax on a mortgage?
According to the Georgia Department of Revenue, the intangible recording tax is $1.50 for each $500, or fraction of $500, of the loan amount on a long-term note secured by real estate. The maximum is $25,000 on a single note. The tax is owed by the holder of the note, but it can be passed on to the borrower, and in practice it usually shows up on the buyer’s closing statement.
| Loan amount | Intangible recording tax |
|---|---|
| $300,000 | $900 |
| $400,000 | $1,200 |
| $600,000 | $1,800 |
These examples simply apply the state’s rate to round loan amounts. Your actual figure will appear on your Loan Estimate and Closing Disclosure.
Does the buyer or the seller pay the transfer tax in Georgia?
The Georgia Department of Revenue says the real estate transfer tax is $1 for the first $1,000 of the sale price, or fraction of it, and 10 cents for each additional $100. That works out to about $1 per $1,000 of price. The seller is legally responsible for it, but the purchase contract can say the buyer pays it. Read that section of your contract before you sign so there are no surprises.
When will I know my exact closing costs?
Two federal forms give you the numbers. The Consumer Financial Protection Bureau explains that your lender must give you a Loan Estimate within three business days of receiving your application, and it shows your estimated closing costs. Then the Closing Disclosure must reach you at least three business days before you close, so you can compare the final terms to the estimate and ask questions.
My tip: when you get your Closing Disclosure, put it next to your Loan Estimate and go line by line. If something changed, ask about it right away instead of at the closing table.
How can I lower my closing costs in Cobb County?
- Ask the seller to contribute. Seller-paid closing costs are a common part of negotiations. Your loan program sets limits on how much a seller can pay, so check with your lender before you write the offer.
- Compare Loan Estimates. Lender fees and rates can vary, and the standard form makes them easier to compare.
- Look at down payment and closing cost help. Some programs can help qualified buyers. You can see down payment assistance options here.
- Think about your closing date. The date affects how much prepaid interest you pay at closing, so ask your lender to show you the difference.
- Plan for the homestead exemption. It does not lower closing costs, but filing can lower your property tax bill after you move in. My Cobb County homestead exemption guide explains when to file.
What if I am selling and buying at the same time?
Then you will have costs on both sides, and the timing of your sale affects how much cash you have for your next closing. I walk through the options in Should I sell my house before buying another one in Cobb County?
Know your numbers before you shop
Get pre-qualified and see your estimated closing costs
As a loan officer with Affinity Home Lending and an Associate Broker, I can help you plan your down payment, closing costs and monthly payment for a home in Kennesaw, Marietta, Acworth or anywhere in Cobb County.
Start my pre-qualification →Call or text 770-298-2226Se habla español.
Frequently asked questions
How much are closing costs for buyers in Georgia?
It depends on your price, loan type, lender and contract. Your Loan Estimate, which your lender must provide within three business days of your application, is the best way to see your own number.
How is the Georgia intangible recording tax calculated?
It is $1.50 for each $500 of the loan amount, with a maximum of $25,000 per note, according to the Georgia Department of Revenue. A $400,000 loan would have a $1,200 intangible tax.
Who pays the transfer tax in Georgia, the buyer or the seller?
The seller is legally liable for the Georgia real estate transfer tax, but the purchase contract can assign it to the buyer. Check your contract.
Can the seller pay my closing costs?
Often, yes, if you negotiate it in your offer. Loan programs limit how much the seller can contribute, so confirm the limit with your lender first.
Do I pay closing costs if I pay cash?
Yes, though usually fewer. Cash buyers skip lender fees and the intangible recording tax because there is no mortgage, but still typically pay for things like the closing attorney, title insurance and recording.
My recommendation
Do not guess at closing costs. Get pre-qualified early, ask for a Loan Estimate, and use the Georgia tax rates above to sanity check the government fees. Then negotiate seller help where it makes sense, and compare your Closing Disclosure carefully before closing day.
Questions about buying in Kennesaw, Marietta or Acworth? Call or text me at 770-298-2226. Se habla español.
Ana Hodge is an Associate Broker with Atlanta Communities and a Loan Officer with Affinity Home Lending, NMLS 2631515. She helps buyers and sellers in Kennesaw, Cobb County and surrounding North Atlanta communities. Se habla español. BuyAHomeATL@gmail.com · All of my free resources in one place.
Financing is subject to application, underwriting, program eligibility and lender approval. This article is general information, not legal or tax advice. Tax rates are from the Georgia Department of Revenue and disclosure timing is from the Consumer Financial Protection Bureau as of November 3, 2026.