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.
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.
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.
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.
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.
Your Backup Offer in Cobb County, GA: What Happens Next
Most buyers think a backup offer is just a polite placeholder, a way to say call us if it falls through. In Cobb County, it's actually a fully binding contract with real earnest money attached. Here's what activates it, what happens to your due diligence period, and why the timing matters more than most buyers realize before they sign.
Rent-Back Agreements After Closing in Cobb County, GA
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.
Should You Short Sale Your House in Cobb County, GA?
If you've fallen behind on your mortgage in Cobb County, the clock is already running. Georgia's foreclosure process is one of the fastest in the country, and a short sale needs lender approval that can take months to land. Add in a 2026 tax law change on forgiven debt, and the decision gets more complicated than most homeowners realize.
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.
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.
Radon Testing in Cobb County, GA: Do You Need One?
Most Kennesaw and Acworth buyers have never heard of EPA Zone 2, but it is the reason so many Cobb County homes test above the radon safety threshold. Before you waive an inspection or list your home as-is, here is what a radon test actually costs, what the results mean, and how to negotiate if the number comes back high.
8 Ways the Fall 2026 Housing Market Favors Cobb County Buyers
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.
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.
PMI Removal in Cobb County, GA: When Can You Drop It?
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.