Selling in Marietta and trying to figure out what you’ll actually walk away with at closing? You’re not alone. Between commissions, Georgia’s transfer tax, title fees, and your mortgage payoff, that final number can feel murky. In this guide, you’ll learn the key costs that shape your net, how concessions and lender rules work, and simple examples to help you estimate your bottom line. Let’s dive in.
What drives your net proceeds
Your net is the cash left after every cost tied to the sale is paid. In Marietta, the biggest drivers are straightforward and predictable once you list them out.
- Sale price and market positioning
- Brokerage commissions
- Seller-side closing costs in Georgia
- Mortgage payoff and any other liens
- Seller concessions and negotiated repairs
- HOA fees or transfer charges, if applicable
Most of these change in step with price. A small move in price can translate to a big change in your net because commissions and some credits are percentage-based. For a useful state-level overview of common costs in Georgia, see this plain-language summary of closing expenses from Rocket Mortgage.
Georgia seller costs to expect
Understanding Georgia-specific items helps you avoid surprises on your closing statement.
Georgia transfer tax
Georgia charges a real estate transfer tax when the deed is recorded. The state rate is $1 on the first $1,000 of value and $0.10 for each additional $100. The seller is legally liable for the tax, though parties sometimes negotiate this in the contract. You can review the state’s rules on the Georgia Department of Revenue Real Estate Transfer Tax page.
Recording fees
Georgia uses a flat recording-fee structure of $25 per recorded instrument. This generally applies to common documents and helps keep this part of your costs predictable. A closing-industry update on House Bill 288 provides a quick overview of the flat $25 per-document recording fee.
Title insurance and settlement
In many Georgia counties, it is common for the seller to pay for the owner’s title insurance policy, but this is negotiable and can vary by county and deal. Title premiums depend on price and state rate schedules. Settlement fees for title exam, document prep, and attorney services are separate line items. For statewide context on who typically pays for what, see the Georgia section in this closing-cost overview.
Intangible recording tax awareness
Georgia levies an intangible recording tax on new mortgages and security deeds at $1.50 per $500 of the note amount, up to a statutory cap. This usually impacts buyers and lenders more than sellers, but it can appear in closing paperwork when buyer financing is recorded. Learn how the tax is computed in this Georgia intangible tax guide.
Property taxes and utilities
Property taxes in Georgia are typically paid in arrears. At closing, taxes are prorated so you pay your share up to the day you transfer ownership. Utility final bills and any municipal assessments must also be cleared to convey clear title. A state-level explanation of these typical practices appears in this Georgia closing-cost summary.
HOA and condo items
If your Marietta home is in an HOA or condo, expect an estoppel or payoff letter fee and possibly a transfer or disclosure fee. Amounts vary by association, so request the fee schedule early to keep your net estimate accurate.
Brokerage commission range
Commission is commonly the largest single seller expense. Historically, a total commission around 5 to 6 percent of the sale price has been widely observed in Georgia, though the exact structure and rate are negotiated and can vary by brokerage and listing strategy. Recent industry changes altered how buyer-agent compensation is displayed, but the practical impact for your net remains that commissions are a material cost to plan for. See the Georgia context in this overview of closing costs.
How concessions impact your bottom line
Seller-paid credits can help you win buyers, but they reduce your net. Lenders cap how much help a buyer can receive, and those limits depend on the loan program.
- Conventional loans. Fannie Mae sets “interested party contribution” limits that typically allow about 3 percent at low down payments, 6 percent at mid-range down payments, and up to 9 percent with larger down payments, computed per the Guide. Items that are common and customary in the market may be excluded from these caps. Review the official guidance in Fannie Mae’s Interested Party Contributions section.
- FHA loans. FHA generally permits seller contributions up to 6 percent of the sales price for allowable closing costs and prepaids. Excess contributions are treated as a price adjustment. See a summary in this FHA credit policy reference.
- VA loans. VA allows many normal buyer costs to be paid by the seller and sets a separate cap for most concessions often described as up to 4 percent of reasonable value. Details are specific to which items count toward the cap. Read an outline in this VA concession guidance summary.
Smart move: when you evaluate offers, ask your agent to confirm the buyer’s loan type and verify that requested credits fit the program rules. That protects your contract from underwriting issues and keeps your net predictable.
Sample net sheet math for a Marietta sale
Here is a simple, illustrative example to show how the numbers flow. Your actual figures will vary based on price, negotiated fees, and payoff timing.
- Contract price: $350,000
- Less estimated costs: commission at 6% ($21,000) + other seller closing costs at 1.5% ($5,250) + seller credit ($3,000) + repairs/staging ($2,000) = $31,250
- Less mortgage payoff: $200,000
Estimated net to seller: $118,750
A small change can move your bottom line quickly. Lowering commission by 0.5 percentage points on a $350,000 sale cuts fees by about $1,750, which would raise your net by roughly the same amount.
To see how price and strategy interact at different price points, consider two more quick illustrations:
- Mid-priced example: $475,000 sale, 6% commission, 1.5% other costs, no credits, $150,000 payoff, $3,000 in prep. Estimated net: $285,375.
- Higher-value example: $650,000 sale, 5.5% commission, 1.5% other costs, $300,000 payoff, $6,000 in credits/repairs. Estimated net: $298,500.
These examples mirror typical assumptions used in Georgia summaries like this statewide closing-cost guide. For a precise estimate, ask for a personalized net sheet tied to your payoff date, HOA, and tax proration.
Strategy moves to keep more of your equity
You control more of your net than you might think. Use these practical steps to protect it.
- Price for the market you’re in. Positioning your home well can reduce time on market and avoid larger credits later.
- Discuss commission structure. Commission is negotiable and can be structured in different ways. Understand how any change could affect marketing exposure and buyer-agent engagement.
- Right-size concessions. A credit can unlock a deal, but every dollar reduces your net. Confirm that any proposed credit fits loan-program caps before you agree.
- Targeted prep and repairs. Focus on pre-list improvements that solve buyer objections efficiently. Save receipts and track every out-of-pocket cost in your net calculation. A Georgia-focused cost overview like this one can help you plan ranges for staging.
- Clear liens and HOA items early. Request HOA estoppels and review payoff or transfer fees up front to avoid last-minute surprises.
- Order a payoff statement early. Lenders add per-day interest and may charge payoff fees. Knowing the exact amount for your closing date keeps your net accurate.
- Consider charitable giving from proceeds. If you plan to donate a portion of your proceeds, it will reduce your cash at closing and may have separate tax implications. Review IRS guidance on charitable contributions in Publication 526 and consult a tax professional for your situation.
What Local Loyalty Realtors provides
You deserve a clear, numbers-first plan and a team that protects your bottom line.
- Transparent seller net sheet. We itemize your expected costs, proration, and payoff timing so you understand your net before you list.
- Expert pricing and marketing. Our local strategy is built to maximize exposure and reduce days on market so you can avoid unnecessary concessions.
- Negotiation aligned with lender rules. We coordinate with buyers’ lenders to structure credits that fit Fannie Mae, FHA, or VA limits and keep your deal on track.
- Community-first savings. Our commission rebate program returns a portion of our compensation to you or a local charity, where permitted, which can help offset transaction costs and support causes you care about.
Ready to see your numbers and plan your next move with confidence? Reach out to Local Loyalty Realtors for a personalized net sheet and a strategy tailored to your Marietta sale.
FAQs
What closing costs do sellers pay when selling in Marietta, GA?
- Expect commissions, Georgia’s transfer tax, owner’s title insurance in many deals, settlement/attorney fees, recording fees, prorated property taxes, HOA transfer or estoppel fees if applicable, negotiated repairs, and any seller-paid concessions; see Georgia context in this closing-cost overview and the state’s transfer tax guidance.
How do Georgia’s transfer tax and recording fees affect my net?
- The transfer tax is $1 on the first $1,000 of value plus $0.10 per additional $100, typically paid by the seller but negotiable; recording fees are generally $25 per document statewide, as outlined in this recording-fee update and the transfer tax guidance.
How much can I offer in closing-cost credits without blowing the loan?
- Lender caps apply: conventional loans often allow about 3 percent at low down payments, 6 percent at mid-range, and up to 9 percent with larger down payments; FHA typically allows up to 6 percent; VA sets a separate cap often described as up to 4 percent for most concessions; see details in Fannie Mae’s IPC rules, the FHA reference, and VA guidance.
Who usually pays for owner’s title insurance in Georgia home sales?
- In many Georgia markets the seller commonly pays for the owner’s title policy, but it is negotiable and can vary by county and by deal; see Georgia context in this state closing-cost summary.
How are property taxes handled at closing in Cobb County?
- Property taxes are typically prorated in arrears so you pay your share up to the closing date, and contracts often include language for re-proration if final bills change; see a state-level explanation in this Georgia closing-cost overview.
What should I gather to get an accurate net sheet for my Marietta sale?
- Ask your agent for an itemized net sheet and pull your mortgage payoff statement, recent tax bill, HOA estoppel or fee schedule if applicable, and a title commitment or summary; this aligns your estimate with actual timelines and local fees.
Does donating from my sale proceeds affect my net or taxes?
- Yes, any donation paid from closing reduces your cash to seller and may have separate tax implications; review IRS guidance on charitable contributions in Publication 526 and consult a tax professional for your situation.
