Nationally, sellers outnumber buyers by 58 percent, and Atlanta is one of the strongest buyer-leaning metros in the country. With almost five months of inventory, frequent price cuts, and concessions in nearly three of every four Atlanta sales, Cobb County buyers this fall have more room to negotiate than they have in years.

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.