March 9, 2026
What Are Closing Costs in Georgia? A Buyer and Seller Breakdown
The Closing Cost Question I Hear Every Week
“Brad, how much cash do I actually need to bring to the table?”
That is the question I get asked more than almost any other — from first-time buyers who are carefully budgeting every dollar, from sellers who assumed their net proceeds were going to be higher, and from move-up buyers who are doing both transactions at once and trying to make the math work.
Closing costs in Georgia are real, they are significant, and they catch a surprising number of people off guard. My job is to make sure you are never surprised on closing day. If you want to talk through the numbers on a specific home you are considering, give me a call — I am happy to put together a personalized estimate before you ever make an offer.
In this post I am going to walk through every cost a buyer and seller can expect to pay in Cobb County, give you real dollar examples using the Cobb County median home price of $383,717, and share some practical strategies for negotiating those costs down.
What Are Closing Costs, Exactly?
Closing costs are the fees and prepaid expenses required to complete a real estate transaction. They are separate from your down payment, and they are paid at the closing table — which in Georgia, by law, must involve a licensed real estate attorney.
That last point is worth emphasizing: Georgia is one of roughly a dozen states that requires an attorney to conduct the closing. This is not optional. An attorney must examine the title, handle the escrow funds, and oversee the signing. That attorney fee shows up on your closing disclosure, and it is money well spent — an attorney protects everyone in the transaction and ensures the title transfers cleanly.
Closing costs fall into two broad buckets: lender fees (things your mortgage lender charges to originate and process your loan) and third-party fees (things paid to title companies, attorneys, county recorders, and others). Buyers also pay prepaid items — things like homeowners insurance and property tax escrow reserves — that are not technically “fees” but still require cash at closing.
Buyer Closing Costs in Georgia
As a buyer in Cobb County, you should budget 2% to 5% of the purchase price for closing costs. On a $383,717 home, that is roughly $7,674 to $19,186. Where you land in that range depends on your loan type, your lender, and how much you negotiate.
Here is a breakdown of the most common buyer costs:
Loan Origination Fee This is what your lender charges to process and underwrite your mortgage. It typically runs 0.5% to 1% of the loan amount. On a $383,717 purchase with 5% down ($19,186), your loan amount is $364,531 — so origination could run $1,823 to $3,645.
Appraisal Fee Your lender will require an independent appraisal to confirm the home is worth what you are paying. In Cobb County, appraisals typically run $450 to $650 for a standard single-family home.
Title Search and Title Insurance The attorney will conduct a title search to confirm there are no liens, judgments, or ownership disputes on the property. You will then purchase an owner’s title insurance policy (one-time premium) to protect yourself going forward. Combined, expect $800 to $1,500 depending on the purchase price.
Attorney Fee The closing attorney charges for their services conducting the closing. In the Atlanta metro area, this typically runs $500 to $900.
Recording Fees These are fees charged by Cobb County to record the deed and mortgage documents in the public record. Budget approximately $100 to $200.
Survey Not always required, but if your lender or the title company needs a current survey of the property, expect to pay $400 to $700.
Home Inspection Technically paid before closing (not at the table), a home inspection in Cobb County runs $350 to $500 for a standard home. Do not skip this. I cover what inspections reveal in my home inspection guide for Georgia buyers.
Prepaid Homeowners Insurance Your lender requires proof of insurance before closing, and you typically need to pay the first year’s premium upfront. For a home in the $380K range, expect $1,200 to $2,000 annually depending on the home’s age, size, and your deductible.
Prepaid Interest This covers the interest that accrues between your closing date and the end of that month. Closing earlier in the month means more prepaid interest; closing near the end of the month reduces this cost.
Escrow Reserves Your lender will collect 2-3 months of property taxes and homeowners insurance upfront to seed your escrow account. On a $383,717 home with Cobb County’s effective 0.68% property tax rate, annual taxes run roughly $2,609 — so your escrow reserve for taxes alone could be $435 to $652.
Total Estimated Buyer Closing Costs on a $383,717 Home Adding it all up, a reasonable estimate for a buyer financing the purchase with a conventional loan is $9,000 to $14,000 in closing costs and prepaids. VA loans tend to run lower; FHA loans are in a similar range. Cash buyers skip the lender fees entirely.
Seller Closing Costs in Georgia
Sellers, on average, pay more in closing costs than buyers — primarily because the real estate commission is the seller’s largest expense. In Georgia, total seller closing costs average around 3.12% of the sale price before agent commissions are factored in.
On a $383,717 sale, here is what sellers typically pay:
Real Estate Agent Commission In a traditional transaction, the seller pays the listing agent’s commission. Commission structures vary and are fully negotiable, so I am not going to quote a specific percentage here — but it is your single largest closing cost. If you are curious about what selling your home costs in today’s market, the selling your home in Cobb County guide breaks it down in detail.
Georgia Transfer Tax Georgia imposes a real estate transfer tax of $1.00 per $1,000 of the sale price (technically $0.10 per $100). On a $383,717 sale, that is approximately $384. This is one of the lowest transfer taxes in the South — many states charge 5-10x that amount.
Attorney Fee (Seller’s Share) The closing attorney represents the lender and buyer, but sellers often contribute to the attorney fee as part of the closing settlement. Expect $200 to $400.
Title Insurance (Lender’s Policy) If the buyer is financing, the lender will require a lender’s title insurance policy. This is often listed as a seller cost on the settlement statement, though in some transactions it is negotiated to the buyer. Budget $400 to $700.
Prorated Property Taxes You owe property taxes for the portion of the year you owned the home. If you close in March, you owe roughly 2.5 months of taxes. At Cobb County’s rate, that is approximately $543 on a $383,717 home.
Mortgage Payoff Not technically a “closing cost,” but you will pay off your existing mortgage from the proceeds. Any prepayment penalty (rare today) would also come out here.
HOA Dues and Transfer Fees If the home is in an HOA, expect to pay prorated dues and possibly a transfer fee to the association. These vary widely — from a nominal amount to several hundred dollars.
Home Warranty (Optional) Some sellers offer a buyer’s home warranty as an incentive. These typically run $400 to $600 for a one-year policy.
Total Estimated Seller Closing Costs (Excluding Commission) on a $383,717 Home The non-commission costs for sellers typically run $1,500 to $3,000 on a median Cobb County home. Commission is on top of that.
Georgia’s Attorney Closing Requirement — What It Means for You
I want to spend a moment on this because it genuinely matters. Georgia Code Section 15-19-50 defines the practice of law to include real estate closings, which means a licensed Georgia attorney must conduct your closing. This is not bureaucratic red tape — it is protection.
The attorney reviews the title commitment, resolves any title issues before closing day, prepares or reviews the deed, handles the wire transfer of funds, and records the documents with the county. If something goes wrong — a lien surfaces, a boundary dispute emerges — you have an attorney on record who was responsible for the transaction.
When I represent buyers and sellers in Cobb County, I work with experienced closing attorneys in the area who communicate clearly and run efficient closings. Having a trusted attorney in your corner makes the whole process smoother.
Strategies for Reducing Your Closing Costs
Here are the approaches I recommend to my clients:
Negotiate Seller Concessions In a buyer-friendly market (or when a seller is motivated), you can ask the seller to contribute toward your closing costs. This is called a “seller concession” or “seller-paid closing costs.” Lenders cap how much sellers can contribute — typically 3% for conventional loans with less than 10% down, up to 6% with larger down payments. On a $383,717 home, 3% is $11,512 — enough to cover most or all of your non-prepaids.
Shop Lenders Your lender’s origination fee, processing fee, and rate are all negotiable. Getting quotes from two or three lenders and comparing the Loan Estimate forms they provide can save you $1,000 to $3,000.
Lender Credits You can accept a slightly higher interest rate in exchange for a lender credit that offsets closing costs. This makes sense if you plan to sell or refinance within a few years and do not want to pay a large upfront cost.
Time Your Closing Closing near the end of the month reduces your prepaid interest. On a $364,000 loan at 7%, the difference between closing on the 1st versus the 28th is over $700 in prepaid interest.
Review the Closing Disclosure Carefully You are entitled to a Closing Disclosure at least three business days before closing. Go through every line item. Errors happen — I have caught duplicate fees and incorrect charges on behalf of my clients. Never hesitate to ask questions.
If you want help understanding what you will actually net from a sale or what you will need to bring to the closing table, reach out to me directly. I am happy to run the numbers with you.
Frequently Asked Questions
How much are closing costs in Cobb County, Georgia?
Buyers in Cobb County should budget 2% to 5% of the purchase price for closing costs and prepaid items. On a $383,717 home, that is approximately $7,674 to $19,186. Sellers typically pay 1% to 2% in non-commission closing costs, plus agent commission.
Does Georgia require an attorney at closing?
Yes. Georgia law requires a licensed real estate attorney to conduct all residential closings. The attorney examines the title, prepares closing documents, oversees the wire transfer of funds, and records the deed with the county. This applies to every real estate transaction in the state, regardless of loan type or whether the buyer pays cash.
What is the Georgia real estate transfer tax?
Georgia charges a transfer tax of $1.00 per $1,000 of the sale price (or $0.10 per $100). On a $383,717 home, the transfer tax is approximately $384. This is typically paid by the seller, though it can be negotiated.
Can the seller pay my closing costs in Georgia?
Yes, and this is a common negotiating strategy. You can ask the seller to contribute toward your closing costs as part of your offer. Conventional loan programs typically allow seller concessions up to 3% of the purchase price (more with a larger down payment). VA loans allow up to 4%. FHA allows up to 6%.
What is the difference between closing costs and a down payment?
Your down payment is the portion of the purchase price you pay directly — it reduces your loan balance. Closing costs are separate fees and prepaid expenses required to complete the transaction. You need both, and they are separate line items on your Closing Disclosure. First-time buyers sometimes confuse the two and underestimate how much cash they need at closing.