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.

Move-up buyers in Kennesaw face the same question every time: do you sell first and risk a gap, make a contingency offer and risk getting kicked out, or take on a bridge loan and carry two mortgages? In 2026's more balanced Cobb County market, the answer isn't the same for everyone — but the framework is. Here's how each path works, and how to pick yours.

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.