Most buyers assume their HOA fee is one number until the resale certificate shows a second one. Legacy Park's Northgate section, for example, layers a $490 amenities fee on top of its $949 annual assessment. Here's what a Kennesaw resale certificate actually contains, what Georgia law does and doesn't require, and what typical HOA dues look like by community type in 2026.

Most Kennesaw and Marietta buyers are surprised when their Loan Estimate lands. The number is real — typically $10,000 to $16,000 in closing costs and prepaids on a median-priced home — and it breaks down into categories most buyers have never seen laid out before, and which ones you can actually negotiate.

Relocating buyers moving to Kennesaw usually get surprised by the process, not the price. Georgia closes through an attorney, not escrow, and gives you a Due Diligence period most other states don't have. Here's what changes, what a home actually costs in 2026, and how the timeline works if you're coordinating a move from out of state.

Most Georgia buyers don't realize they're making two very different deposits when they go under contract — one goes straight to the seller and you never get it back, the other sits in escrow and is fully refundable if you act in time. Here's how the due diligence fee and earnest money actually work under the GAR contract, and what's at stake if you miss the deadline.

In 2026, Kennesaw homes average 39–43 days on market. Here's the full seller timeline — prep to closing — with real West Cobb data and Georgia contract terms.