Your buyer wants to close on time, but your next house is not quite ready. A seller rent-back can solve that, letting you stay in your old home for a few weeks after closing while you pay rent to the new owner. It sounds simple until you get into per diem rates, insurance gaps, and what happens if moving day slips.

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.

The 30 year fixed rate climbed to 7.50% this September, its highest reading in over a year. On a typical $400,000 Cobb County home, that move adds real dollars to the monthly payment. Here's what it costs buyers, what it means for sellers pricing a listing, and how to read the numbers without the bond market jargon.

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.

Radon is invisible, and most Kennesaw and Acworth buyers never think to ask about it until an inspector brings it up. Cobb County's EPA radon zone rating means some homes test well within safe limits while others nearby do not. Before you write an offer, here's what a radon test actually tells you, what it costs, and how to fix it if the number comes back high.

Selling a house with a tenant still living in it isn't as complicated as it sounds, but Georgia law works differently than you might expect. Before you list, you need to know what happens to the lease, who can show the property, and how the security deposit gets handled at closing.

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.

If you're paying private mortgage insurance on a Cobb County home, you may already qualify to drop it, or you'll get there sooner than you think. Between scheduled paydown and local home values, plenty of Kennesaw and Marietta homeowners are sitting closer to 80% equity than they realize. Here's how the removal process actually works, and what it costs to speed it up.

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.

Buyers assume a home near Lake Acworth or Lake Allatoona must carry flood insurance, and sellers just outside the flood zone assume they never will. Neither assumption holds up once your lender pulls the actual FEMA flood zone determination. Here's how Cobb County's flood zones actually work, what coverage costs by zone, and how to check a specific address before you write an offer.

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.

An FHA appraisal in Cobb County checks more than price. It also checks whether the home itself meets HUD's safety standards, and older Kennesaw, Acworth, and Marietta houses fail more often than buyers expect. Here's what typically gets flagged, who ends up paying for the fix, and what the real down payment math looks like on a median-priced home in 2026.

Most Cobb County landlords selling a long-held rental are stunned by the tax exposure, capital gains plus depreciation recapture, once they run the numbers. A 1031 exchange can defer both, but only if you line up a qualified intermediary before closing and hit two unforgiving IRS deadlines. Here's how the exchange actually works and whether it fits your exit plan.

Divorce turns a home sale into a legal process first and a real estate transaction second. Here's who has to sign, how Georgia's equitable distribution law affects your split, why a certified appraisal matters more than a Zestimate, and whether selling before or after your divorce is final saves you more in Cobb County.

Waiving inspection to win a bidding war sounds simple until you're staring down a $12,000 HVAC replacement you had no way to negotiate. Most Cobb County buyers who waive are actually giving up negotiation rights, not the inspection itself. Here's the real difference, what it can cost you, and three safer alternatives that still make your offer competitive.

Most Kennesaw and Marietta buyers assume they need a failed inspection to walk away from a contract. In Georgia, you don't. The due diligence period gives you a negotiated window, often just 7 to 10 days, to terminate for any reason and keep your earnest money. Miss the deadline, though, and that protection disappears fast, along with your deposit.