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.
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.
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.
How to Negotiate Repairs After a Home Inspection in Cobb County, GA
Your inspector just found problems, and you have a narrow window to ask for repairs before Georgia's due diligence period runs out. Most Cobb County buyers don't realize the seller has no obligation to fix anything, and the house defaults to being sold as-is. Here's how the negotiation actually works, and what to ask for instead of a laundry list of repairs.
Property Tax Proration at Closing in Cobb County, GA
Most Cobb County closings hit a line item nobody explains well: property tax proration. Since 2026 tax bills went out in August and are due October 15, sellers and buyers closing this fall have to settle who actually owes what for the months each side owned the home. Here is the per-diem formula closing attorneys use, worked with real numbers.
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.
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.
Rent or Sell Your Kennesaw Home? A 2026 Decision Guide
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.
How Does Probate Work When You Inherit a House in Cobb County, Georgia?
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.
New Construction or Resale? What Kennesaw Buyers Need to Know in 2026
New builds in Kennesaw start in the high $600s; resale runs mid-$400s to $500s. Before you choose, here's what builder contracts, lender incentives, and tax reassessments actually mean for you.