Second Home vs. Investment Property Financing Near Lake Acworth, GA
Robert gets this question from almost every buyer eyeing a getaway near Lake Acworth or a rental to add to their portfolio: does it matter what you call it? It does. Lenders classify a property as a primary residence, a second home, or an investment property, and each label carries its own down payment, interest rate, and rental income rules. Here is what actually changes.
Lead Paint Disclosure for Older Homes in Kennesaw and Marietta, GA
If you're buying a home in Marietta, Kennesaw, or Acworth that was built before 1978, federal law requires the seller to disclose known lead paint hazards before you sign anything. You also get a window to test the home yourself. Here's what that disclosure actually covers, what testing costs in Cobb County, and why older neighborhoods in this market see it more than most.
Do You Need a Land Survey in Cobb County, GA?
A land survey rarely comes up until your closing attorney mentions the survey exception buried in your title commitment. Georgia law doesn't require one, and on a typical Cobb County lot it runs a few hundred dollars, but skipping it means your title policy won't cover boundary or encroachment problems. Here's when a survey actually protects you and when it's safe to pass.
Pool Inspection Before Buying a Home Near Lake Acworth, GA
Most home inspectors barely glance at the pool. If you're buying near Lake Acworth, in Kennesaw, or in Marietta, a cracked liner, a dying pump, or a fence that doesn't meet Georgia's safety code can cost thousands after closing. Here's what a real pool inspection covers, what it costs, and how to use it to negotiate before your due diligence period runs out.
Well Water Testing When Buying a Home in Acworth, GA
Plenty of homes in unincorporated west Cobb County and near Lake Acworth still run on private wells instead of county water. If you're buying one, a water test for bacteria and nitrates almost always has to happen before closing, especially with FHA, VA, or USDA financing. Here's what gets tested, what it costs, and what your options are if the results come back bad.
Can You Get a Mortgage for a Manufactured Home in Cobb County, GA?
Most buyers assume a manufactured home qualifies for the same mortgage as any other house. It doesn't, at least not until the vehicle title is legally converted to real property and the parcel is confirmed as zoned for it. Here's how Georgia's title elimination process, Fannie Mae's MH Advantage program, and Cobb County zoning fit together, and what it actually costs to finance one.
School Zones and Enrollment: A Cobb County Buyer's Guide
Most relocation families ask two questions in the same showing: what school is this house zoned for, and how do we actually enroll once we close. Cobb County has a real answer to both, plus an honest caveat about attendance zones that most buyers never hear until it's too late to matter.
Who Pays Your Buyer's Agent in Cobb County, GA Now?
Georgia buyers used to assume their agent's commission was baked into the deal. That changed in 2025, and most Cobb County buyers still don't know they now sign an agreement and negotiate pay before they can even tour a home. Here's what that means for your wallet in Kennesaw, Marietta, and Acworth.
Buyer Closing Costs in Cobb County, GA: What to Expect
Most Kennesaw and Marietta buyers are caught off guard when their Loan Estimate lands. The real number runs 2 to 5 percent of the purchase price, and it breaks down into categories most first-time buyers have never seen before: lender fees, Georgia's intangible tax, attorney costs, and prepaid escrow. Here's exactly what's on that page and where you have room to negotiate.
Kennesaw Buyer Brokerage Agreements: What You Must Sign
Touring homes in Kennesaw or Marietta? Georgia requires a signed buyer brokerage agreement before you tour. Here's exactly what GAR Form F110 commits you to.
Low Appraisal in Cobb County, GA: What to Do Next
An appraisal gap can feel like your deal just fell apart, but it usually isn't fatal. Most buyers and sellers in Marietta, Kennesaw, and Acworth have four real paths forward, from a reconsideration of value to a straightforward split of the difference. Here's how to figure out which one fits your situation, and what Georgia's contract actually protects you on.
Kennesaw Homeowners Insurance: Why Rates Are Rising
Your Kennesaw or Marietta insurance renewal probably went up again this year, and it's not a fluke. Georgia premiums are rising faster than the national average, insurers are scrutinizing roof age more closely than ever, and a bad quote can derail a sale. Here's what's driving it and what you can actually do about it.
How to Remove PMI in Kennesaw and Marietta, Georgia
Most Kennesaw and Marietta buyers put down less than 20 percent and end up paying private mortgage insurance every month without realizing when it's supposed to disappear. Georgia follows the same federal rules as every other state, but few homeowners know they can push PMI removal years ahead of schedule. Here's exactly how the timeline works and what your options are.
Assumable Mortgages in Kennesaw: A 2026 Buyer Guide
Buying in Kennesaw or Marietta? Here's how VA, FHA, and USDA loan assumptions work in 2026, what they cost, and how to take over a seller's low-rate mortgage.
Georgia Termite Letters: A Kennesaw & Marietta Buyer Guide
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.
Septic & Well Homes in Dallas and Hiram: A Buyer's Guide
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.
DSCR Loans in Cobb County: A 2026 Investor's Guide
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.
What happens if your home appraises low in Kennesaw or Marietta?
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.
Kennesaw Wire Fraud Protection: What Buyers Need to Know
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.
Short-Term Rental Rules in Kennesaw & Cobb County (2026)
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.