VA Funding Fee in Marietta, GA: Cost and Exemptions
If you're using a VA loan to buy in Marietta, Kennesaw, or Acworth, the funding fee is one cost that catches first-time VA buyers off guard. It is not a flat number. It moves with your down payment and whether you have used your VA benefit before, and some veterans do not pay it at all.
2026 Conforming Loan Limits in Cobb County, GA, Explained
Cobb County buyers keep calling $832,750 the "VA loan limit," but that figure is actually the 2026 conventional limit. FHA's number is lower, at $718,750, and VA borrowers with full entitlement have no county limit at all. Here's how to tell which number actually applies to your financing.
Renting Out a New Home in Cobb County: FHA, VA, Conventional Rules
Thinking about renting out the home you just bought in Cobb County? FHA requires a full year of occupancy before you convert. VA uses a reasonable time standard instead of one fixed number. Conventional loans bury the same rule inside the Security Deed you signed at closing, with two exceptions FHA does not spell out the same way.
HOA and Condo Disclosure Rules for Kennesaw Home Sellers
Most Kennesaw sellers assume a state law forces their HOA to hand over a full resale certificate before closing, but Georgia does not work that way. Here is what you actually have to disclose through the GAR exhibit, what buyers can request directly from your association, and which Georgia statute, if any, governs your specific community.
Selling a House As-Is in Cobb County, GA: What You Still Have to Disclose
Plenty of Kennesaw and Marietta sellers think listing a home as-is means they can skip the disclosure form or stay quiet about a known problem. Georgia law, and the cases that have tested it, say otherwise. Here's what an as-is sale actually protects a seller from, and what it never did.
Category: Selling
Buying Rental Property Under an LLC in Cobb County, GA
Thinking about buying your next Kennesaw, Acworth, or Marietta rental under an LLC? Here is what actually changes: your financing options, your down payment size, and how much liability protection you really get, not Georgia's real estate transfer tax or intangible recording tax, which apply the same way either way.
Do You Need an Attorney to Buy or Sell a Home in Kennesaw, GA?
Most buyers and sellers in Kennesaw assume the attorney line on their closing statement is optional or local custom. It isn't. Georgia law puts a licensed attorney or the lender in charge of your closing whenever a loan is involved, and a separate rule means even a cash sale needs an attorney to prepare the deed. Here's where that cost fits into your plans and who actually picks the attorney.
Can a Seller Back Out of a Signed Contract in Cobb County, GA?
Buyers in Georgia get a due diligence window to walk away for any reason. Sellers do not get the same option once they sign. Here is what actually happens, legally, if a Cobb County seller decides to back out of a signed purchase agreement before closing.
Kennesaw, Marietta, and Acworth vs. Unincorporated Cobb County Taxes
Two homes a half-mile apart, one inside Kennesaw city limits and one in unincorporated Cobb County, can carry very different property tax bills over time. The difference comes down to city millage rates and which homestead exemption freeze actually applies to that address. Here's what buyers comparing Kennesaw, Marietta, and Acworth need to check before writing an offer, not after closing.
Owner Financing a Home in Cobb County, GA: What to Know
Owner financing lets a Cobb County seller act as the bank, but in Georgia that means signing a security deed or a bond for title, not a standard mortgage. If the seller still owes money on the property, a due-on-sale clause can unravel the whole deal, and federal rules cap how the loan itself can be structured. Here is what actually happens if the buyer stops paying.
Deed in Lieu of Foreclosure vs. Short Sale in Cobb County, GA
If you've fallen behind on your mortgage in Cobb County, foreclosure isn't the only path forward, and it isn't the fastest exit either. A deed in lieu of foreclosure and a short sale both stop the foreclosure clock, but they work very differently, and a tax law change that took effect this year means the forgiven debt from each option can land on your 2026 return in very different ways.
Crawl Space Encapsulation Before Selling in Kennesaw, GA
Encapsulation quotes in Cobb County often land between three and eight thousand dollars, and most sellers assume the expense will show up dollar for dollar in their home's value. As a Certified Residential Appraiser, I can tell you it rarely works that way. Here's how appraisers actually treat a crawl space repair, and when it's worth the money before you list in Kennesaw or Marietta.
HOA Special Assessments in Kennesaw and Acworth: What Buyers Need to Know
Most Kennesaw and Acworth buyers assume their HOA will warn them before a special assessment lands. Georgia law doesn't actually require that for most planned communities, so a pool, roof, or gate repair bill can show up only after you've moved in. Here's what your due diligence period can protect you from, and exactly what to request before your deadline passes.
Rate Buydown vs. Price Cut: Which Nets Cobb County Sellers More?
Mortgage rates just climbed to 7.40%, the highest since 2023, and more Cobb County buyers are asking sellers for a rate buydown instead of a price cut. The two options often cost about the same out of pocket, but they rarely produce the same result for your net proceeds. Here is the math behind which one actually wins.
New Listing in Kennesaw: 2077 Signal Ridge Chase NW
A four bedroom home just listed in Kennesaw's Signal Point subdivision sits on over an acre with a finished terrace level, a fenced backyard, and a covered front porch. Priced at $449,000, it offers room to spread out in West Cobb with easy access to Kennesaw State University and the interstate.
New Construction Earnest Money in Kennesaw: What You Risk
New construction buyers in Kennesaw and Acworth assume their deposit works like resale earnest money. It usually does not. Builders often require 5 to 10 percent down in staged payments, and most builder contracts skip Georgia due diligence period protections entirely. Here is what actually determines whether you get that money back.
Should You Waive the Appraisal on a Conventional Loan in Kennesaw?
More Kennesaw lenders are offering to skip the appraisal on conventional loans, using automated data instead of an in-person visit. It can save you time and a few hundred dollars, but skipping that independent look at the property also means skipping the one safeguard confirming you're not overpaying. Here's how to tell whether your lender's waiver is actually good news for your specific purchase.
Buying a Short Sale Home in Cobb County, GA: What to Expect
A short sale listing in Kennesaw can look like a deal, but the seller's lender controls the price, the timeline, and whether anything gets fixed before closing. Approval can take weeks or stretch into months, with no guarantee it ever closes. Here's what actually happens behind the scenes, and how to protect your earnest money and your timeline along the way.
Real Estate Roundup, October 2026: What a Home Really Costs
Tax bills land in October, and they tend to raise bigger questions about what a home costs to own and to sell. This month's roundup pulls together four guides for Cobb County homeowners, covering the school tax exemption, seller closing costs, the path from contract to closing, and rising insurance rates, all in one place.
Zestimate, CMA, or Appraisal: Your Kennesaw Home's Real Value
You pull up Zillow and see one number. Your county tax bill shows another. Then a lender orders an appraisal and a third number appears, sometimes thousands apart from the first two. If you're getting ready to sell in Kennesaw, Acworth, or Marietta, knowing why these figures disagree, and which one actually controls your closing, matters more than any single number by itself.