Wondering how much cash you will need to bring to closing on a Marietta home? You are not alone. Closing costs can feel like a moving target, and surprises on the final number can add stress. In this guide, you will learn what those costs include, what is negotiable in Cobb County, how to estimate your cash to close, and where to find reliable local numbers. Let’s dive in.
What closing costs cover
Closing costs are the one-time expenses you pay to get the loan, transfer ownership, and set up your new home finances. For Marietta buyers, they usually fall into these categories:
Lender fees and third-party loan costs
- Origination, processing, and underwriting fees set by your lender. These may be a flat amount or a percentage of the loan.
- Discount points if you choose to buy down your rate. This is optional and negotiable.
- Credit report, flood certification, and tax-service fees. These are typically modest line items.
- Appraisal to confirm value. In Metro Atlanta, a common range is $400 to $800 depending on property and loan type.
- Prepaid interest from your closing date to the start of your first mortgage payment.
Title, settlement, and title insurance
- Title search and exam to confirm clear ownership, plus the attorney or settlement fee for closing.
- Title insurance. There are two policies: an owner’s policy that protects your ownership, and a lender’s policy that protects the lender. In many Georgia transactions the seller often pays for the owner’s policy, and the buyer pays for the lender’s policy. This is local custom and can be negotiated in your contract.
Government and recording charges
- Recording fees for the deed and mortgage at the county level. For exact figures, check the Georgia Superior Court Clerks’ Cooperative Authority recording fee information through the GSCCCA.
- Georgia intangible recording tax on new mortgages. Georgia historically charges 0.002 of the mortgage amount. Confirm the current rate and how it applies to your loan with your closing attorney.
Prepaid items and escrow setup
- First year of homeowners insurance, usually collected at closing.
- Initial escrow deposits for property taxes and insurance. Lenders commonly collect a cushion of 2 to 3 months of these items to start your escrow account.
- Mortgage insurance if applicable, based on your loan program.
Inspections, HOA, and other third-party items
- Home inspection and any specialty inspections you select, such as pest or septic, typically paid by you.
- HOA transfer, application, or document fees if the property is in a homeowners association.
Typical range in Marietta
A common rule of thumb for buyer closing costs, not including your down payment, is about 2% to 5% of the purchase price. The range shifts with your loan type, whether you pay points, the size of your escrow deposits, title premiums, and any seller credits. For general background on typical ranges, see this overview of typical closing costs.
If you want a conservative planning number for Marietta and East Cobb, target 3% to 4% of the price for closing costs plus initial escrow deposits. Your lender’s Loan Estimate will refine this.
Key documents and timelines
Two required disclosures give you real numbers so you can plan with confidence:
- The Loan Estimate arrives within three business days after you apply with a lender. It outlines your loan terms, projected payments, and estimated closing costs. Learn what it covers in the CFPB’s guide to the Loan Estimate.
- The Closing Disclosure arrives at least three business days before closing. It lists the final fees and your exact cash to close. Review the CFPB’s overview of the Closing Disclosure.
Use these timelines to compare lenders early and to confirm your cash-to-close well before the signing day.
Cobb County taxes and recording basics
Property taxes and recording fees are local, so it helps to pull Cobb-specific numbers for the exact home you are buying.
- Look up the parcel’s tax history and assessed values with the Cobb County Board of Assessors. You can start with the Cobb County Board of Assessors site to search by address or parcel.
- Review tax bills, due dates, and payment options with the Cobb County Tax Commissioner. Use the Cobb Tax Commissioner site to confirm current bills and typical due dates.
- For official recording fees, consult the GSCCCA. The GSCCCA provides county recording fee schedules and guidance. Your closing attorney will quote the exact amounts for your file.
Taxes are generally prorated at closing. The seller is credited for their share up to the closing date and you pay from the closing date forward. Your title company or closing attorney will calculate the proration.
Estimate your cash to close
Here is a simple method to create a reliable estimate before you write offers:
- Start with the purchase price and your down payment to get the loan amount.
- Get an estimated total of lender fees. If you do not have a quote yet, plan on around 0.5% to 1.5% of the loan for origination plus standard charges.
- Add third-party loan costs such as appraisal, credit report, and flood certification.
- Add title and settlement fees, including title insurance. Request a written title quote for your price and loan amount.
- Add government recording fees and any Georgia mortgage intangible tax.
- Add prepaid items: first-year homeowners insurance, prepaid interest, and the initial escrow deposits for taxes and insurance.
- Adjust for prorations. Taxes are prorated between buyer and seller based on the closing date.
- Subtract any seller or lender credits. The result is your estimated cash to close. Your final Closing Disclosure will confirm the exact amount.
Sample Marietta calculation
The numbers below illustrate how costs can stack up. Your actual figures will vary based on your home, lender, and closing date.
Assumptions: purchase price $400,000; 5% down payment; conventional loan; typical Metro Atlanta estimates.
- Down payment: $20,000
- Lender fees and points (about 1.0% of $380,000 loan): $3,800
- Appraisal: $600
- Credit report, underwriting, processing, flood cert: $450
- Title and settlement fees: $1,200
- Lender’s title insurance policy: $800
- Recording fees and Georgia mortgage intangible tax: $300
- Homeowners insurance, first year: $1,200
- Initial escrow deposits for taxes and insurance: $1,800
- Prepaid interest (mid-month close): $900
- Inspections and HOA-related items: $500
Subtotal closing costs and prepaids: $11,550 (about 2.9% of the price)
Total estimated cash to close: $20,000 down payment + $11,550 costs = $31,550
If the seller agrees to a closing cost credit, your cash to close will drop by that amount. If you choose to pay discount points, your upfront total will rise.
What is negotiable and how to save
You have several ways to reduce your out-of-pocket total.
- Seller-paid costs. You can ask the seller to contribute a fixed dollar amount or a percentage toward your closing costs. Lender rules set the maximum based on your loan type and down payment.
- Title insurance custom. In many Georgia closings the seller often pays the owner’s title policy and the buyer pays the lender’s policy. Confirm how this is written in your contract and your title quote.
- Lender credits. Some lenders offer credits in exchange for a slightly higher interest rate. Run the long-term math before you choose this route.
- Shop providers. Compare at least two Loan Estimates and ask 2 to 3 local title companies for written fee quotes. Small differences across several line items can add up.
- Time your close. Prepaid interest depends on the day you close. Your lender can model how a different date affects the amount due.
- Assistance programs. If you are a first-time buyer, ask your lender about programs that help with closing costs. Eligibility varies by program.
Quick checklist before you write an offer
- Get preapproved and request a detailed Loan Estimate from your preferred lender.
- Ask a local title company or closing attorney for a title quote that includes title insurance and all settlement fees.
- Look up the property on the Cobb County Board of Assessors and Cobb County Tax Commissioner sites to understand tax history and timing.
- Ask your lender to itemize the initial escrow deposits for taxes and insurance.
- Confirm HOA fees, transfer fees, and any one-time capital contributions if applicable.
- Discuss seller credit strategies with your agent so you can structure your offer with confidence.
Final thoughts and local help
Closing costs do not need to be a mystery. When you know the categories, the typical range, and where to pull Cobb County specifics, you can plan your cash to close and write stronger offers. If you want a tailored estimate for a particular Marietta home, a quick conversation can save you hours of research and guesswork.
Have questions about your numbers or want local guidance on structuring seller credits? Connect with Mandy Taconi Pitalo to talk through your scenario and next steps.
FAQs
What are typical buyer closing costs in Marietta?
- A common range is about 2% to 5% of the purchase price, with 3% to 4% a conservative planning target for many buyers.
When will I know my exact cash to close?
- Your lender must deliver a Loan Estimate within three business days of application and a Closing Disclosure at least three business days before closing.
Can the seller pay part of my closing costs in Cobb County?
- Yes, if it is negotiated in the contract and within your loan program’s limits for seller contributions.
Who usually pays the owner’s title insurance in Georgia?
- Local custom in many Georgia transactions has the seller paying the owner’s policy and the buyer paying the lender’s policy, but this is negotiable.
Where can I check taxes and recording fees for a Marietta home?
- Use the Cobb County Board of Assessors and Cobb County Tax Commissioner for tax details and the GSCCCA for county recording fee information.
