Most buyers never think about the termite letter until their lender asks for it. In Georgia, FHA and VA loans require one dated within 30 days of closing, and it works differently than a home inspection. Here's what the Wood Infestation Report actually covers, what it costs, and who typically pays in Kennesaw and Marietta.

Most of Cobb County runs on city water and sewer — but Dallas, Hiram, and Cartersville don't. If the home you're eyeing sits on a private well and septic system, your Due Diligence period needs to cover more ground than a standard inspection. Here's what Georgia actually requires, what it costs, and what FHA and VA lenders check before they'll fund the loan.

Conventional lenders want two years of tax returns before they'll finance your next rental. DSCR loans skip that entirely and qualify you on the property's own rent instead. Here's how the down payment, rate, and approval timeline actually compare for Cobb County investors in 2026 — and when it's worth the extra cost.

You've done the math on selling, but have you run the numbers on becoming a landlord? Converting your Kennesaw home into a rental sounds simple until you count property management fees, landlord insurance, and the tax clock ticking on your capital gains exclusion. Here's what actually happens to your bottom line either way you go.

Cobb County is flagged as one of Georgia's highest-risk counties for inland flooding, with FEMA-mapped zones running through Kennesaw, Marietta, and Acworth. Before you write an offer or list your home, here's how flood zone status affects your financing, your insurance premium, and what Georgia sellers are actually required to disclose.

Your Kennesaw or Marietta appraisal came back below the contract price — now what? Georgia's contract doesn't automatically protect you the way some buyers assume, and the real financing gap is usually bigger than the number on the report. Here's how buyers and sellers actually work through it, and how to protect yourself before you're ever in this spot.

Most Kennesaw buyers never think about wire fraud until an email lands with new instructions for their closing funds. Real estate wire fraud drained $275 million from buyers and sellers nationwide in 2025 alone. Here's how Georgia's attorney-closing process already protects you, the red flags that mean a scam is in progress, and exactly what to verify before your money moves.

Georgia has no statewide short-term rental law, so the rules depend entirely on which side of the city line your home sits on. Kennesaw caps licenses at 150 and charges $250 to apply. Unincorporated Cobb County has required a $55 certificate since 2023. Here's what actually applies to your address, and what your HOA might block anyway.

Cobb County is almost entirely excluded from USDA loans, but Dallas, Hiram, and Cartersville aren't. Here's where $0-down financing actually works in 2026

Inheriting a house in Cobb County feels simple until you try to sell it, and realize you need the probate court's permission first. Here's what Letters Testamentary actually are, how long Cobb County Probate Court typically takes, and why the tax bill on an inherited home is almost always smaller than heirs expect.

Most Cobb County landlords don't realize a 1031 exchange comes with a hard 45-day clock the moment their sale closes, not once they've found a replacement property. Here's how the identification and closing deadlines actually work, what Georgia's withholding rules require, and why lining up a qualified intermediary before you close is the step most investors miss.

Choosing between a condo and a single-family home in West Cobb? Here's how price, HOA dues, financing rules, and resale value actually compare in 2026.

Most Cobb County homeowners know the homestead exemption exists, but few realize it comes in two layers — one flat deduction and one that freezes part of your assessed value for years. Here's what each piece actually saves you, and why Cobb turned down Georgia's new statewide version to keep its own.

Buying in Kennesaw or Marietta with rates still near 7%? Here's how temporary and permanent mortgage rate buydowns work, what they cost, and who should pay.

Buying in Kennesaw or Marietta with an FHA or VA loan? Here's what you'll qualify for, what you'll pay, and how Cobb County's 2026 loan limits and fees work.

Losing bidding wars in Kennesaw or Marietta? You're probably competing on price alone. Sellers in today's market care just as much about certainty — proof of funds, appraisal gap coverage, and clean terms. Here's how to structure an offer that wins without waiving away your protection under Georgia's Due Diligence period.

Buying in Kennesaw or Marietta? Georgia Dream offers up to $12,500 toward your down payment, and Cobb County's My Home DPA program adds a true cash grant.

If you just opened your 2026 Cobb County Notice of Assessment and felt a surge of "sticker shock," you aren't alone. As property values across Marietta, Kennesaw, and Smyrna continue to climb, many homeowners are seeing assessed values that feel disconnected from reality.

The good news? You don't have to just accept the number the county gives you. You have a legal right to challenge it. However, winning an appeal requires more than just complaining that "taxes are too high": it requires a strategic, data-driven approach.

Buying in Kennesaw or Marietta in 2026? Here's how Georgia Dream and Cobb County's My Home DPA program work, what they're worth, and which one fits you.

Most buyers assume their HOA fee is one number until the resale certificate shows a second one. Legacy Park's Northgate section, for example, layers a $490 amenities fee on top of its $949 annual assessment. Here's what a Kennesaw resale certificate actually contains, what Georgia law does and doesn't require, and what typical HOA dues look like by community type in 2026.