Buying a home in Marietta should feel exciting, not confusing. Yet when you hear “closing costs,” it is easy to wonder what you will actually pay and why. You want a clear number, a simple breakdown, and a path to lower your cash to close.
This guide explains what Georgia buyers typically pay, how costs work in Cobb County, what affects your total, and practical ways to estimate and reduce your out-of-pocket amount. You will also see quick examples so you can budget with confidence. Let’s dive in.
What closing costs cover
Closing costs are the fees, prepaids, taxes, and deposits required to finish your purchase and fund your loan. They are separate from your down payment. If you pay cash, you will still have some costs, but they are usually lower since there is no mortgage.
You will see two broad groups of charges:
- Fees for services, title work, recording, and lender processing.
- Prepaid items and escrow deposits, such as property taxes, homeowners insurance, and prepaid interest.
How much Marietta buyers pay
A helpful planning rule is to budget about 2 to 5 percent of the purchase price for buyer closing costs. This range can shift based on your loan program, whether you choose to pay points, when you close during the tax cycle, and your insurance premium.
Local practice also matters. In many Georgia transactions, the seller often pays for the owner’s title insurance policy premium, but this is negotiable and can vary by deal. Buyers typically pay lender-related costs, the lender’s title insurance policy, appraisal, inspections, prepaids, escrow deposits, and recording tied to the mortgage. Always confirm the split with your agent and closing attorney or title company for your specific contract.
What buyers usually pay
- Loan-related fees, such as origination, processing, and underwriting.
- Appraisal, credit report, and flood certification if required.
- Lender’s title insurance policy and title-related charges.
- Recording fees for the mortgage and other buyer documents.
- Prepaid items: property tax prorations, homeowners insurance, and prepaid interest.
- Escrow reserves for taxes and insurance, typically 2 to 6 months.
- Inspections, including home and termite, and any specialty inspections you choose.
Cobb County tax prorations and timing
Property taxes are prorated at closing. You and the seller split the year’s bill based on the closing date. Your lender may also collect several months of taxes and insurance to seed your escrow account. The exact amounts depend on the county’s tax cycle and your annual insurance premium, so your lender and closing attorney will calculate the final figures.
Line-item breakdown and typical ranges
Use the ranges below to build your budget. Your Loan Estimate and Closing Disclosure will show exact numbers for your loan and property.
Loan-related fees
- Origination, processing, underwriting: often 0 to 1 percent of the loan amount, or a flat fee.
- Discount points: optional, each point equals 1 percent of the loan amount and can lower your rate.
- Appraisal: typically $400 to $800 for a single-family home.
- Credit report and flood certification: generally modest, often under $50 for credit and $10 to $25 for flood.
Title, settlement, and recording
- Title search and exam: typically a few hundred dollars.
- Lender’s title insurance policy: required by most lenders, price depends on loan amount and state rate schedules.
- Owner’s title insurance policy: often paid by the seller in Georgia as a local custom, but negotiable.
- Settlement or closing fee: charged by the closing attorney or title company.
- County recording: flat and per-page fees that vary by document. Cobb County sets these amounts, and the total depends on the number of pages and instruments recorded.
Prepaids and escrow deposits
- Homeowners insurance: many lenders require the first year’s premium paid before or at closing.
- Prepaid interest: interest from your funding date until your first payment date, based on per diem interest and your closing day.
- Escrow reserves: lenders typically collect 2 to 6 months of property tax and insurance to start your escrow account.
- HOA items: dues or assessments may be prorated, and some communities charge transfer or initiation fees.
Inspections and third-party reports
- Home inspection: typically $300 to $600.
- Termite inspection: often $50 to $200.
- Specialty inspections: septic, sewer scope, roof, radon, or others as needed.
Loan program specifics
- FHA, VA, USDA: each program has its own upfront fees or funding charges. Some can be financed into the loan. If you use a conventional loan with a small down payment, you may also see private mortgage insurance that can include monthly premiums or an upfront option.
Quick budget examples
These examples are illustrative, not quotes. Always verify with your lender and closing attorney. The rule-of-thumb range helps you plan before you have exact numbers.
Fast math for common price points
| Purchase Price | 2% Estimate | 4% Estimate |
|---|---|---|
| $300,000 | $6,000 | $12,000 |
| $400,000 | $8,000 | $16,000 |
| $500,000 | $10,000 | $20,000 |
Example A: Lower closing cost scenario around 2 percent
- Purchase price: $350,000
- Estimated total: about $7,000
- Possible breakdown:
- Loan fees, appraisal, credit: $3,000
- Title and recording: $1,200
- Prepaids and escrow seed: $2,000
- Inspections: $800
Example B: Higher closing cost scenario around 5 percent
- Purchase price: $350,000
- Estimated total: about $17,500
- Possible breakdown:
- Loan fees and discount points: $7,000
- Title and recording: $1,500
- Prepaids and escrow seed: $5,000
- Inspections and HOA items: $1,000
- Additional reserves or program premiums: $3,000
How to estimate your costs
Start with a closing cost calculator and then refine using your lender’s disclosures.
- Enter the basics: purchase price, down payment, loan type, and interest rate.
- Include loan fees, appraisal, title and settlement, and county recording.
- Add annual property tax, insurance premium, HOA dues, and expected escrow months.
- If you expect seller credits, enter them to see how they affect cash to close.
- Compare the calculator’s output to your Loan Estimate. Your lender must provide a Loan Estimate within three business days after you submit a complete application. This document itemizes loan costs, prepaids, and cash to close.
- Review your Closing Disclosure at least three business days before closing. Compare it to your Loan Estimate and ask your lender or closing attorney to explain any material differences.
Ways to reduce what you pay
- Shop multiple lenders. Ask for itemized fees, rate quotes with and without points, and any available lender credits.
- Request seller concessions. Many sellers agree to pay part of buyer closing costs up to program limits, especially when a home has been on the market for a while.
- Consider financing certain costs. You may be able to finance points or ask for a small rate increase in exchange for a lender credit. This can lower upfront cash but increases your long-term interest.
- Negotiate price-for-credit trades. A slightly higher purchase price with a seller credit can work if the home appraises at or above the contract price.
- Use assistance programs. State or local programs can help with down payment and closing costs if you qualify.
Timeline and best practices
- Before applying: gather income documents, bank statements, IDs, and set a closing-cost budget using the 2 to 5 percent range.
- After you apply: review your Loan Estimate. Ask questions about any fees you do not recognize.
- About two weeks before closing: confirm your homeowners insurance, HOA amounts if applicable, and make sure all conditions are cleared with your lender.
- Three business days before closing: review your Closing Disclosure carefully. Ask about any increases or line items you did not expect.
- Day of closing: bring certified funds if required or follow verified wire instructions. Always call the closing office to confirm wiring details to avoid fraud.
Local programs to check
- State assistance: Look into down payment and closing cost assistance options through Georgia programs that support first-time and qualifying buyers. These programs often include education, income and purchase price limits, and specific loan types.
- County or city resources: Cobb County and city-level programs may offer buyer support or education. HUD-approved housing counseling agencies can also help you identify options and create a plan.
Work with a local guide
You deserve clear numbers, fewer surprises, and a smoother close. If you want help modeling your cash to close, negotiating credits, and timing your move in Marietta and across Cobb County, connect with a local advisor who will protect your interests from offer to keys. Reach out to Amy Pedersen to talk strategy and get a custom estimate for your situation.
FAQs
How much should I save for closing on a Marietta home?
- Plan for about 2 to 5 percent of the purchase price in addition to your down payment, then refine using your lender’s Loan Estimate and final Closing Disclosure.
Can I roll closing costs into my mortgage in Georgia?
- Some costs, such as discount points, can often be financed or offset with a lender credit, but others must be paid at closing, so review options with your lender.
Who usually pays for owner’s title insurance in Georgia home sales?
- In many Georgia transactions the seller often pays the owner’s policy premium, but it is negotiable and can vary by deal and market conditions.
How do Cobb County property tax prorations affect my cash to close?
- Taxes are split based on your closing date, and your lender may collect several months of taxes and insurance for escrow, which increases cash to close upfront.
What if my Closing Disclosure is higher than my Loan Estimate?
- Ask your lender and closing attorney to explain changes right away; certain fees have limits on how much they can increase, and you should understand the reason for any difference.
