Closing Costs in Georgia: Kennesaw Buyer Guide

Are you wondering how much cash you need at the closing table in Kennesaw? You are not alone. Closing costs can feel confusing when you are juggling loan terms, inspections, and moving plans. This guide breaks down what you will pay, who typically pays what in Georgia, and smart ways to reduce your out-of-pocket costs. Let’s dive in.

What closing costs cover in Georgia

Closing costs are the fees, prepaid items, and escrow deposits you pay at settlement, separate from your down payment. They include lender fees, title and recording charges, inspections and reports, prorated property taxes, and escrow deposits for taxes and insurance. These are one-time charges due at closing.

They are different from ongoing costs. After closing, you will still budget for your mortgage payment, property taxes, homeowners insurance, any HOA dues, utilities, and maintenance.

How much to budget in Kennesaw

As a planning rule, budget 2-5% of the purchase price for buyer closing costs if you are financing. For example, a $300,000 purchase could mean roughly $6,000 to $15,000 in closing costs. A $500,000 purchase could mean about $10,000 to $25,000.

Your exact number depends on your loan type, interest rate, closing date, HOA fees, and any negotiated seller concessions or lender credits.

Who pays what in Georgia

Customary practice in Georgia often has sellers paying the owner’s title insurance premium and real estate commissions. Buyers commonly pay lender-related fees, the appraisal, inspections, the lender’s title insurance policy, and recording fees for the mortgage. These allocations are not legal requirements. They can be negotiated and may vary by transaction in Kennesaw.

Typical buyer line items in Cobb County

Loan-related costs

• Origination, underwriting, and processing fees, which vary by lender
• Credit report fee, often about $30 to $60
• Appraisal, commonly $300-800 depending on size and complexity
• Mortgage insurance or VA funding fee if applicable to your loan
• Prepaid interest from your closing date to the start of your first payment
• Recording fee for your mortgage and the lender’s title insurance policy

Title and settlement services

• Title search and examination to confirm clear ownership
• Title insurance policies: an owner’s policy protects the buyer’s ownership, while a lender’s policy protects the lender
• Closing or settlement fee charged by the closing attorney or title company
• Recording fees for the deed and mortgage set by Cobb County

Inspections and reports

• General home inspection, typically $300-600
• Wood-destroying organism inspection, often $50-150 when required
• Survey or boundary report, commonly $300-900 if required by the lender
• Flood certification as a small verification fee

Prepaids and escrow deposits

• First year homeowners insurance premium, often paid at closing
• Prorated property taxes, split between buyer and seller based on the closing date
• Initial escrow deposits for taxes and insurance, often 1-3 months of each
• HOA or condo fees and transfer fees if the property is in an association

Miscellaneous charges

• Courier, notary, wire, and document preparation fees
• County recording and search fees

Kennesaw and Cobb County specifics

Cobb County records deeds and mortgages through the Clerk of Superior Court. Exact recording fees can change, so your title company or closing attorney will confirm current amounts. Property taxes are administered by the Cobb County Tax Commissioner and are prorated at closing.

If you are buying within Kennesaw city limits, check with the city on water, sewer, and other utility procedures. Transfers or changes of service may have small fees and timing requirements. For HOA communities, request the full fee schedule in advance. Some associations charge move-in fees, document fees, or a one-time capital contribution.

How to estimate your closing costs

Use this simple process to get a confident estimate early.

1. Apply with your lender and request a Loan Estimate. By federal rule, your lender must provide this within 3 business days of your application. It outlines your loan fees and prepaid items.

2. Ask your chosen closing attorney or title company for a detailed fee quote. This should include title search, settlement fee, title insurance, and county recording costs.

3. Confirm HOA fees and any transfer, move-in, or capital contribution charges. Request written amounts up front.

4. Schedule inspections and get quotes. Plan for a general inspection and any lender-required reports, like termite or a survey if needed.

5. Add a cushion. Use the 2-5% planning range. If you are targeting the low end, include a buffer for prepaid taxes and insurance, since these depend on timing.

Ways to reduce your cash to close

You have several levers to bring costs down or spread them out.

• Shop multiple lenders and compare Loan Estimates. Even small changes in lender fees or credits can shift your total by hundreds of dollars.
• Request quotes from more than one closing attorney or title company. Settlement and title fees can vary.
• Negotiate seller concessions. Many buyers ask sellers to cover a portion of closing costs, subject to loan program rules.
• Consider lender credits. You may accept a slightly higher interest rate in exchange for a credit that reduces your upfront costs.
• Time your closing date thoughtfully. Closing later in the month can reduce prepaid interest.
• Right-size inspections. Complete the essentials but avoid unnecessary optional services.
• Use a buyer commission rebate if available. With Local Loyalty Realtors, qualified buyers may receive up to 20% of the agent-side commission back where permitted. Many clients use this to offset closing costs or to donate to a local cause.

Timeline and what to expect

• During your inspection period, complete inspections and negotiate repairs or credits.
• Your lender orders the appraisal and finalizes underwriting.
• You must receive a detailed Closing Disclosure at least 3 business days before closing. Review it against your Loan Estimate and ask questions immediately.
• Complete your final walkthrough and confirm utilities and HOA setup.
• Wire your cash to close per verified instructions from your closing attorney or title company.

Common mistakes to avoid

• Underestimating prepaids and escrow deposits for taxes and insurance
• Overlooking HOA transfer fees or capital contributions
• Not comparing lender and title fee quotes
• Ignoring the Closing Disclosure until the last minute
• Assuming the seller will cover costs without negotiating it directly

Work with a local guide who gives back

In Kennesaw and across Cobb County, small details can make a big difference at the closing table. You deserve clear numbers, smart negotiation, and a plan to reduce your cash to close. Local Loyalty Realtors pairs deep local experience with transparent tools and a unique rebate option that can return value to you or to a local nonprofit you care about.

Ready to map out your closing costs and your next move in Kennesaw? Calculate your potential savings and get neighborhood-specific guidance with Local Loyalty Realtors. Calculate Your Rebate & Start Your Search.

FAQs

What are typical buyer closing costs in Kennesaw?

• Most buyers budget 2-5% of the purchase price, depending on loan type, fees, HOA charges, and any negotiated concessions.

Who usually pays title insurance in Georgia?

• It is common for sellers to pay the owner’s title policy, while buyers pay the lender’s title policy and lender-related fees. These allocations can be negotiated.

What inspections should I plan for as a Kennesaw buyer?

• A general home inspection, plus a termite inspection if required, and a survey if your lender requests it. Appraisals are ordered by your lender.

What is the Closing Disclosure timeline for Georgia closings?

• Your lender must deliver the Closing Disclosure at least 3 business days before signing. Use this time to review and ask questions.

Can the seller or lender help cover my closing costs?

• Yes. You can request seller concessions and ask about lender credits. Some buyers also use a commission rebate, where available, to offset costs.