Georgia Dream Down Payment Assistance in Cobb County, GA
Most Kennesaw and Marietta buyers don't realize the state will help with their down payment. Georgia Dream puts up to $12,500 toward closing for eligible first-time buyers, structured as a deferred, zero-interest second mortgage rather than a grant. Here's how the income limits, price caps, and application process actually work for Cobb County buyers in 2026.
Well Water Testing When Buying a Home in Acworth, GA
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.
Do You Need Flood Insurance Near Lake Acworth, GA?
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.
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.
FHA Appraisal Requirements in Cobb County, GA: What Buyers Should Know
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.
School Zones and Enrollment: A Cobb County Buyer's Guide
Most relocation families ask two questions in the same showing: what school is this house zoned for, and how do we actually enroll once we close. Cobb County has a real answer to both, plus an honest caveat about attendance zones that most buyers never hear until it's too late to matter.
Renting vs. Buying in Marietta, GA: The Real 2026 Math
When California, New York, or Florida transplants land in Marietta, they usually assume renting is the safer bet while they get their footing. But Cobb County's price-to-rent ratio tells a different story than the coastal markets they're used to. Here's what the actual monthly numbers look like on a $364,000 home right now.
1031 Exchange in Cobb County, GA: What Rental Sellers Should Know
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.
VA Loans in Marietta, GA: What Military Buyers Should Know
Most VA buyers walk into a Marietta purchase expecting the process to run like a conventional loan, then get caught off guard by the funding fee, a stricter appraisal, or a termite report they didn't budget for. Here's what changes with a VA loan in Cobb County, what it actually costs, and how your offer holds up against the competition.
Selling a House During Divorce in Cobb County, GA
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.
Seller Closing Costs in Cobb County, GA: What You'll Actually Net at Closing
Sale price isn't what you take home. Between commission, Georgia's transfer tax, the closing attorney's fee, prorated property taxes, and HOA transfer fees, Cobb County sellers typically net 92-94% of their sale price. Here's how each cost breaks down, plus a real net proceeds example using a Kennesaw home.
Should You Waive a Home Inspection in Cobb County, GA?
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.
Who Pays Your Buyer's Agent in Cobb County, GA Now?
Georgia buyers used to assume their agent's commission was baked into the deal. That changed in 2025, and most Cobb County buyers still don't know they now sign an agreement and negotiate pay before they can even tour a home. Here's what that means for your wallet in Kennesaw, Marietta, and Acworth.
Buyer Closing Costs in Cobb County, GA: What to Expect
Most Kennesaw and Marietta buyers are caught off guard when their Loan Estimate lands. The real number runs 2 to 5 percent of the purchase price, and it breaks down into categories most first-time buyers have never seen before: lender fees, Georgia's intangible tax, attorney costs, and prepaid escrow. Here's exactly what's on that page and where you have room to negotiate.
Selling an Inherited House in Cobb County, GA
Inheriting a house in Cobb County comes with more than grief. There's probate to confirm, a stepped-up cost basis to establish, and a decision about whether co-heirs will sell as-is or fix it up first. Here's the step-by-step process for executors and heirs, from Cobb County Probate Court to closing day, plus what a certified appraiser's background can add to the valuation. (
Kennesaw Buyer Brokerage Agreements: What You Must Sign
Touring homes in Kennesaw or Marietta? Georgia requires a signed buyer brokerage agreement before you tour. Here's exactly what GAR Form F110 commits you to.
Georgia Due Diligence Period: Can Cobb County Buyers Back Out?
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.
Low Appraisal in Cobb County, GA: What to Do Next
An appraisal gap can feel like your deal just fell apart, but it usually isn't fatal. Most buyers and sellers in Marietta, Kennesaw, and Acworth have four real paths forward, from a reconsideration of value to a straightforward split of the difference. Here's how to figure out which one fits your situation, and what Georgia's contract actually protects you on.
New Construction vs. Resale Homes in Kennesaw: 2026 Buyer Guide
Weighing new construction against a resale home in Kennesaw? Here's how price, HOA dues, warranties, and timelines actually compare for 2026 buyers.
Cash Home Buyers in Kennesaw: Is the Offer Worth It?
Considering a cash offer on your Kennesaw or Marietta home? Here's what "we buy houses" companies actually pay below market value, and when a cash sale makes sense.